- Declaration of co-ownership : Amendment
Definition : Declaration of co-ownership - Amendment
Change made to the declaration of co-ownership following a vote at a meeting of the co-owners or the signing of a written resolution by all the persons entitled to vote. The purpose of the deed of amendment is generally to correct, supplement or delete certain provisions of the declaration of co-ownership. The deed must be the subject of a writing filed in the register of co-ownership and be kept at the disposal of any co-owner who requests it. When the amendment concerns the constituting act of the co-ownership or the description of fractions, it must also be notarized and registered in the Land Registry Office under the registration number of the common portions only, unless they directly affect a private portion.
La webradio du 7 septembre 2022 concernait le lancement de l'ouvrage le « Guide de la réglementation copropriété divise » des juristes émérites, Me Christine Gagnon et Me Yves Papineau. Afin d’assurer un milieu de vie paisible à tous, il est primordial d’élaborer une réglementation appropriée. Il en va sans dire que la rigueur est de mise, et ce afin de limiter les litiges relatifs à sa mise en œuvre. Ce « Guide » fait un tour d’horizon de toutes les questions qui concernent ce délicat sujet. Il est destiné autant aux dirigeants des syndicats, administrateurs et gestionnaires, aux copropriétaires, aux promoteurs, qu’aux avocats et notaires. L’ouvrage permettra d’accompagner le lecteur dans la détermination de la nouvelle réglementation et sa rédaction, mais également dans son analyse et son application. Me Yves Papineau et Madame Valéry Couture (gestionnaire de copropriété de Condo stratégis) ont animé cette webradio.
Guide de la réglementation en copropriété
Réf. : 978-2-89689-559-5
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4 juin 2022 — Le projet de loi 96 (Loi sur la langue officielle et commune du Québec, le français) a (PL 96) été adopté le 24 mai dernier par l’Assemblée nationale du Québec (Vote : Pour 79, Contre 29, Abstention 0) et sanctionné le 1er juin 2022. Ce projet de loi modifie une vingtaine de lois et règlements, dont le Code civil du Québec. Il constitue une modification majeure à la Charte de la langue française (Loi 101) qui avait été adoptée en 1977. Le PL 96 propose ainsi diverses modifications législatives dans plusieurs secteurs d’activités, à savoir celles relatives à l’État québécois et à la société en général. Son objectif vise la protection et la valorisation de la langue française.
Each syndicate of co-owners has a declaration of co-ownership, which, in principle, should be a veritable bedside book for both the co-owners and the members of the board of directors. However, the declaration of co-ownership is a document that may seem inaccessible at first glance for the latter. This problem can sometimes be increased, when it was more or less well written, more or less long ago. This is not to mention the confusing clauses, which create difficulties of interpretation and even clauses contrary to the legislation that evolved after its publication.
La déclaration de copropriété est le document maître d'un syndicat de copropriétaires. Elle définit les fondements mêmes d'une copropriété, et indique le code de vie à y adopter.
Co-ownership law underwent significant changes in 2018, 2019 and 2020. The adoption of Bills 141 and 16 significantly amended the Civil Code of Quebec with respect to divided co-ownership. The first allowed several amendments on insurance and co-ownership, while the second subjected the syndicates of co-owners to certain additional obligations, including those of keeping a maintenance book of the building and obtaining a study of the contingency fund establishing the sums necessary for this fund to be sufficient to pay for major repairs and the replacement of the common portions.
Any co-owner may have the relative value of their fraction, as well as the allocation of common expenses, revised according to certain conditions and formalities. To do so, it is necessary to proceed with an appeal to revise the relative value of the fractions. Furthermore, a co-owner may wish to modify the relative value of their fraction. Therefore, they will have to request the prior consent of the Board of directors or the general meeting of co-owners, depending on what is required.
This revision or modification of the relative value has an impact on the proportionate share of the right of ownership (which the co-owners hold in the common portions), the number of votes they can cast at the meeting of co-owners and the allocation of common expenses. On this question, Article 1064 of the Civil Code of Québec stipulates that: “Each co-owner contributes to the common expenses in proportion to the relative value of his fraction.”
The law provides that the syndicate must keep a register available to the co-owners. Article 342 of the Civil Code of Quebec specifies that the board of directors shall keep the list of members, as well as the books and registers necessary for the proper functioning of the legal person. This register represents the memory of the building for those who administer it. It constitutes the history of the experience of the condominium from its conception, and this by specifying its maintenance and the work undertaken, while listing the contractors and suppliers who intervened. In this sense, it is invaluable. The syndicate must preserve for organizational and management purposes, or for legal protection and evidence purposes, all documents and information relating to the operation of the co-ownership. That is why "preservation", "access" and "archives" are the hallmarks of this register.
With respect to the Annual General Meeting, the article 1087 of the Civil Code of Québec provides that certain documents must be attached to the notice of meeting.These documents are to be sent to co-owners so that they can ascertain the exact nature of the questions and issues to be discussed.
Some of these documents, described in the agenda, are a prerequisite to the validity of the decision (such as, a draft amendment to the declaration of co-ownership ). Other documents are, on the other hand, necessary for the information of the co-owners (such as, the budget forecast and the report of the Board of Directors)
The Meeting of the co-owners is one of the two decision-making bodies that governs a co-ownership.The major decisions that can potentially concern each member of the co-ownership are in principle taken in assembly. Whether for the work of alteration or improvement of the common portions, the election of the members of the board of directors or the meeting officers, it is up to the co-owners to decide. To ensure the proper functioning of the co-ownership, this body must act impartially in the interest of the community of co-owners and the preservation of the immovable. It must not adopt any decision with the intention to injure the co-owners or some of them or in contempt of their rights.
The declaration of co-ownership is intertwined with the purchase of an apartment held in divided co-ownership. A genuine "user's guide", this document defines the rules to be observed in the immovable, as well as its administrative and management guidelines. Before acquiring a condo, any careful buyer should, imperatively, read the declaration of co-ownership. He will thus be able to verify the extent of his obligations and duties and the limits to his ownership rights. He will be able to evaluate its terms and conditions and make a decision on buying or not.
Un copropriétaire désire que lui soit octroyé un droit de jouissance exclusif sur la terrasse située sur le toit, comme étant une partie commune à usage restreint. Question: Quelles autorisations doit-il obtenir?
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The declaration of co-ownership is the deed containing all the organizational rules of a co-ownership. This document also provides conditions of use and enjoyment of the common and private portions.
Life in a co-ownership surmises that changes will become compulsory on account of changing living habits, temperaments, the era and technological advances. Thus the declaration of co-ownership is evolutionary. It can be amended by the co-owners, provided they abide to the relevant formalities of the Law.