Calgary Condos for Sale

What you buy when you buy a Calgary condo

Each of the Calgary condos for sale is really two purchases: the unit itself, plus a share in the condominium corporation that owns and manages everything beyond it. Alberta’s Condominium Property Act and its regulation spell out how the corporation operates, which records it must keep and what it must hand over to a buyer. Once you know those rules, comparing buildings becomes much simpler.

Conventional and bare land condos

Conventional units are the most common type in Calgary. Under Alberta rules, the floors, walls and ceilings form a conventional unit’s boundaries, and everything beyond them — landscaping, elevators, hallways, wiring, plumbing and heating systems — is common property that all owners hold jointly. With a bare land condo, the unit is an actual plot of land marked out by survey markers, possibly with a townhome or house on it. Unless the bylaws state otherwise, bare land owners are usually responsible for what lies within their boundaries, such as snow removal and exterior repairs. Since two condos that look the same from the street can carry very different responsibilities, Kelly always confirms which type a listing is.

Fees, reserve funds and special levies

Condo fees — called contributions in the Act — pay for running the building, including administration, maintenance and a portion for the reserve fund. Alberta rules require a corporation to finish its first reserve fund study within two years of the condominium plan’s registration, and to update it at least every five years after that. A third party prepares the study, which looks 30 years ahead and forms the basis of a reserve fund plan the board approves. When the reserve fund or operating budget comes up short, owners can face a special levy on top of regular fees, even if they disagree with it. For that reason, the reserve fund study and plan are some of the first documents we review with buyers.

Records to request before buying

Once it receives a written request, the condominium corporation has 10 days to provide the records, and it may charge a fee for preparing them. According to the Centre for Public Legal Education Alberta, these include:

• A consolidated information statement covering lawsuits and judgments, the reserve fund balance, how contributions are set, current loans and known structural deficiencies
• Annual financial statements and the budget
• Bylaws and the consolidated rules
• Approved minutes from board meetings and general meetings
• Engineering reports and other professional reports
• Reserve fund plans and reports, plus annual reports
• Leases or exclusive-use agreements covering storage units or parking stalls
• Management agreements and any recreational agreement

You get the condominium plan and certificate of title from a registry agent or the provincial title office rather than from the corporation. If it is a bare land unit, also ask the seller for a Real Property Report.

Reading the bylaws and minutes

Bylaws are mandatory for every Alberta condominium corporation, and they bind tenants, occupants and owners equally. Common topics are parking, pets, rentals and renovations, and breaking a bylaw can bring sanctions. The minutes show what a listing never will: owners voicing concerns or repairs under discussion. Planning to renovate, keep a pet or rent the unit? Read the bylaws before writing an offer, not afterward.

Resolving condo disputes

Rather than going straight to court, owners can now use Alberta’s Condominium Dispute Resolution Tribunal, which offers guided negotiation, mediation and binding adjudication for certain disputes, including general meetings, monetary sanctions and access to corporation records.

Calgary’s condo areas

Calgary condos for sale include towers in Eau Claire, the Beltline and East Village, as well as low-rise and townhouse-style complexes in suburban communities throughout the city. For inner-city choices, see our Centre Calgary page; buyers wanting lower-maintenance living for later years often begin with our 55+ communities guide. First-time buyers can read our first-time buyer page and buyer’s guide, which cover each step through to possession.

Every building is a separate corporation, so we go through the documents listing by listing. Ask Kelly for current Calgary condos for sale that suit your area and budget, and we will help you request and read the documents that count.

Want to compare areas? Browse all 219 Calgary communities, or read about choosing a Calgary realtor.