The parts of a condominium property that are shared by all owners and maintained by the condo corporation. This includes hallways, lobbies, elevators, the roof, parking garages, pools, gyms, party rooms, and the building's exterior. Some condos also have 'exclusive-use common elements' -- like balconies or storage lockers -- that are designated for a specific unit's use but owned by the corporation.
Why It Matters
You don't just own your unit -- you own a share of everything else, too. The condition of common elements directly affects your property value and quality of life. When the lobby needs a renovation or the elevator needs replacing, you're paying for it through your maintenance fees and reserve fund.
Real-World Example
A 350-unit condo tower near Yonge and Sheppard has three elevators, a rooftop terrace, an indoor pool, a gym, and a party room. These are all common elements that every owner shares. When two of the three elevators need modernization at a cost of $800,000, the expense comes from the reserve fund -- built up through everyone's monthly maintenance fees. A buyer comparing this building to a smaller, no-frills building with fewer amenities should understand that more common elements mean higher ongoing maintenance costs, but they also enhance the lifestyle and can support property values.
Ontario & GTA Context
Under the Ontario Condominium Act, the declaration defines exactly what constitutes common elements and exclusive-use common elements. The corporation is responsible for maintaining and repairing common elements, funded through maintenance fees and the reserve fund. Owners generally cannot modify common elements without board approval. In Ontario, even something as simple as changing your front door in a condo hallway may require permission because the door is often classified as a common element.
How It Works in Practice
When touring a condo, inspect the common elements carefully -- the condition of the lobby, hallways, parking garage, and amenities tells you a lot about how well the building is managed. Ask about any upcoming common element repairs or replacements, as these costs will be borne by all owners through fees or special assessments.
Common Questions
Who pays for repairs to common elements in a condo?▾
What is the difference between common elements and exclusive-use common elements?▾
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