If you own a condo in Alberta, chances are you’ve heard of a special assessment—and if you haven’t, it’s something worth understanding before it lands in your mailbox. These charges can feel overwhelming, but knowing your rights, the process, and your options can help you navigate them with confidence.
What Is a Special Assessment?
A special assessment is an extra payment required from condo owners, on top of your regular monthly condo fees. It’s usually levied when your condominium corporation needs funds for significant repairs, replacements, or unexpected expenses that aren’t fully covered by the reserve fund.
Common reasons include:
-
Roof, siding, or window replacements
-
Mechanical system overhauls (heating, plumbing, elevators)
-
Emergency repairs from floods, fires, or structural damage
-
Legal costs or unexpected liabilities
Your Rights Under Alberta Law
Under the Condominium Property Act of Alberta, your condo board has the authority to levy a special assessment—but you have rights that ensure transparency and fairness:
-
Full Disclosure – The board must clearly explain why the assessment is needed, the total project cost, and your unit’s share.
-
Access to Records – You can request budgets, invoices, engineering reports, reserve fund studies, or meeting minutes related to the assessment.
-
Meeting Participation – While boards can approve assessments without a formal owner vote in most cases, you have the right to attend board meetings and ask direct questions.
-
Payment Clarity – The written notice must outline the amount, due dates, and any payment schedule options.
Talking to Your Neighbours
Special assessments affect every owner, which means you’re not alone. If you’re concerned about the scope, cost, or timing, talking to your neighbours can:
-
Gauge whether others share your concerns
-
Help you gather questions for the board collectively
-
Build support for a more unified approach
If enough owners agree, you can formally request a special meeting under the Condominium Property Act. In Alberta, owners entitled to vote who collectively represent at least 15% of the unit factors can request one in writing. At this meeting, you can:
-
Ask the board to present full project details
-
Request alternative financing or phased project options
-
Propose a different approach to how the cost is allocated or scheduled
Following the Money: Where’s It Going?
If you’re unsure about the legitimacy or size of the assessment, take these steps:
-
Review the Board’s Notice – Look for specific project details and clear timelines.
-
Request Supporting Documents – Engineering studies, contractor quotes, and project budgets should be available for owner review.
-
Check Past Meeting Minutes – Major repairs are often discussed months before the assessment is levied.
-
Ask About Alternatives – Could the project be deferred, financed, or funded in stages to reduce owner burden?
What Happens If You Don’t Pay?
Ignoring a special assessment can have serious consequences:
-
Late Fees & Interest – Penalties are often added after the due date.
-
Loss of Voting Rights – Owners in arrears may lose the right to vote at meetings.
-
Lien on Your Unit – The condo corporation can register a lien, which takes priority over most debts—even your mortgage.
-
Collection Action – Legal proceedings can be initiated, adding legal fees to your balance.
How to Prepare & Protect Yourself
-
Stay Involved – Attend AGMs and board meetings to stay informed on your building’s needs.
-
Review the Reserve Fund Study – This is your crystal ball for upcoming repairs and potential future assessments.
-
Budget for the Unexpected – Keep an emergency fund for condo-related costs.
-
Work With Experts – A REALTOR® who understands condo governance (like our ARIVL team) can help you assess a building’s financial health before you buy—or guide you through an assessment if you already own.
Special assessments can feel like a curveball, but with the right information, proactive communication, and a clear understanding of your rights, they don’t have to derail your homeownership journey.
ARIVL: Your Real Estate Adventure Awaits!