Bill 30 & New Condominium Regulations: What Alberta Condo Boards and Managers Need to Know
As of February 15, 2026, significant amendments to Alberta’s condominium legislation under Bill 30 have come into force. These changes reshape how condominium corporations operate, resolve disputes, recover costs, manage insurance, conduct voting, and address new construction warranties.
For condominium boards and managers, this is not simply a technical update — it represents a meaningful shift toward increased procedural fairness, regulatory oversight, and governance modernization.
Below is a comprehensive overview of the key changes and what they mean in practical terms for condominium corporations across Alberta.
1. Creation of a Condominium Tribunal
One of the most notable reforms is the establishment of a Condominium Tribunal, designed to provide a specialized, streamlined forum for certain condominium disputes.
Initial Scope of Jurisdiction
At launch, the Tribunal’s authority will be limited to disputes involving:
Access to condominium records and documents
Sanctions imposed under bylaws
Matters relating to general meetings (including Annual General Meetings and Special General Meetings)
A mandatory one-year review will evaluate whether the Tribunal’s authority should expand to cover additional dispute categories.
Although disputes arising on or after February 15, 2026 may be submitted, the Tribunal is expected to become fully operational in early April 2026.
Funding Model
The Tribunal will be funded through:
Initial provincial investment
An annual service levy of $9 per unit, payable by condominium corporations
User-based fees for disputes, including:
$150 application fee
$150 for half-day mediation
$350 for adjudication
The first annual service fee payment is due December 31, 2026.
Why This Matters
Historically, condominium disputes often proceeded through the courts — a costly and time-consuming route. The Tribunal is intended to offer a more accessible alternative, especially for document access and governance-related disputes.
However, boards should expect increased scrutiny. Owners now have a more direct avenue to challenge meeting procedures, record access delays, and sanction processes.
Proactive governance will matter more than ever.
2. Chargebacks: Formal Due Process Now Required
Chargebacks — the recovery of costs from an owner when the corporation incurs expenses due to that owner’s actions or omissions — are now subject to mandatory procedural safeguards.
New Requirements Include:
Written notice must be provided within 90 days of the corporation becoming aware of the issue
Owners must be given at least 10 days to respond
After the response period expires, a formal Board resolution must be passed before imposing the chargeback
Practical Implications
This represents a shift toward enhanced fairness and transparency.
Boards can no longer rely on informal notification or administrative decisions alone. The process must be documented, timed properly, and formally approved.
For managers, this means:
Tight internal tracking systems
Clear written templates
Board resolutions recorded in meeting minutes
Careful compliance with timelines
Failure to follow proper procedure may render a chargeback unenforceable — particularly if challenged before the Tribunal.
3. Voting Changes: “Owner Vote” vs. “Unit Factor Vote”
Bill 30 introduces new terminology and voting concepts.
Owner Vote (Default)
An “owner vote” grants:
One vote to each individual registered owner
If multiple people are on title, each receives a vote
If a person owns multiple units, they still receive only one vote
This becomes the default voting method at general meetings unless the bylaws specify otherwise.
Unit Factor Vote
A “unit factor vote” continues to reflect voting weighted by unit factors (ownership proportion). Whether this applies depends on the corporation’s bylaws and the type of resolution.
Why Boards Must Review Bylaws
Many condominium bylaws were drafted long before this distinction existed.
Boards and managers should:
Review existing voting provisions
Compare them against the updated legislation
Determine whether amendments are required
Clarify meeting procedures and quorum calculations
Failure to align bylaws with legislation may result in disputes — now potentially before the Tribunal.
4. Warranty & Technical Review Requirements for New Builds
For newly constructed condominium corporations, new technical oversight obligations now apply.
Mandatory Technical Analysis
Within the first four years after first occupancy, the board must commission a technical review conducted by:
A professional engineer, or
A registered architect
This analysis is intended to identify potential construction deficiencies within applicable warranty periods.
Buildings with fewer than 12 units are exempt from the requirement for third-party involvement.
Why This Matters
This change reinforces early-stage due diligence. Boards cannot assume that initial developer reports are sufficient.
Condominium corporations should:
Budget early for this requirement
Calendar compliance deadlines
Ensure reserve planning aligns with technical findings
Failure to conduct timely analysis could result in missed warranty claims.
5. Insurance & Deductible Clarifications
Insurance remains one of the most complex areas of condominium governance.
The new regulations clarify two important points:
1. No Claim Required to Recover Deductibles
Condominium corporations are not required to file an insurance claim in order to recover:
An insurance deductible
Related loss costs via chargeback
This provides flexibility in managing smaller losses where filing a claim may not be prudent.
2. Insurance Coverage Requirements Expanded
Corporations must maintain insurance sufficient to cover both:
The reserve fund
The operating account
This clarification emphasizes financial protection beyond physical property damage.
Practical Takeaways
Boards should:
Review insurance policies with brokers
Confirm coverage limits meet updated expectations
Align deductible recovery policies with new chargeback procedures
How These Changes Affect Condominium Corporations
Budget Impacts
Condominiums must now account for:
$9 per unit annual Tribunal service fee
Potential Tribunal dispute fees
Costs associated with technical analyses for new builds
Administrative adjustments to chargeback compliance
Forward-looking budgeting will be critical.
Governance & Policy Review
Boards and managers should immediately:
Review chargeback procedures
Update sanction processes
Ensure document access timelines are reasonable
Reassess meeting procedures and voting frameworks
Confirm bylaws align with legislative amendments
Standard operating procedures may need revision.
Increased Procedural Formality
These amendments emphasize structure and documentation.
Informal practices that may have worked in the past — such as verbal warnings or loosely documented chargebacks — will not withstand Tribunal scrutiny.
Boards must demonstrate:
Fair process
Clear timelines
Proper documentation
Formal resolutions
Monitoring Further Guidance
While many provisions are now in force, additional regulations and Ministerial guidance are expected to provide further clarity.
Boards and managers should monitor updates carefully, particularly as the Tribunal becomes operational.
Strategic Considerations for Boards
Adopt a compliance-first mindset.
Train board members on procedural requirements.
Ensure managers are implementing proper documentation systems.
Consult professionals when amending bylaws.
Budget conservatively to absorb new costs.
Condominium governance is becoming more structured and oversight-driven. Transparency and procedural fairness are now central themes of Alberta condominium law.
Final Thoughts
Bill 30 and its accompanying regulations mark one of the most significant updates to condominium legislation in recent years.
While the creation of a Tribunal may reduce court involvement and increase accessibility for owners, it also elevates expectations on boards and managers to operate with precision, fairness, and legislative compliance.
For well-managed condominium corporations, these changes present an opportunity:
To modernize governance
To improve documentation practices
To strengthen dispute resolution processes
To increase owner confidence in board decisions
As always, professional guidance remains advisable when interpreting new legislation or implementing governance changes.
If your condominium corporation requires assistance navigating these updates, consulting experienced condominium legal counsel or management professionals is strongly recommended.
The regulatory landscape has evolved — and proactive preparation will be the key to staying ahead.
