Condominiums in Alberta are not all created equal. While many people think of condos as apartment-style units in a high-rise building, the reality is far more nuanced. Different condominium structures come with different ownership models, development timelines, and governance challenges.

Two of the most commonly misunderstood types are phased condominiums and bare land condominiums.

At Citysearch, we manage a wide range of condominium types across Calgary, and we often see confusion—particularly among boards and owners—about how these structures function and what that means for governance, costs, and long-term planning.

Understanding these differences is critical. The structure of a condominium directly impacts how it is managed, how decisions are made, and ultimately how well the property performs.

What Is a Phased Condominium?

A phased condominium is a development that is built and registered in stages over time. Rather than completing the entire project at once, the developer registers an initial phase and then adds additional phases as construction progresses.

This structure is governed under the Condominium Property Act and related regulations.

How It Works

The first phase of the condominium is registered, creating the condominium corporation. As additional buildings or units are constructed, they are added through subsequent registrations.

Each new phase:

• Expands the number of units

• May introduce new common property or amenities

• Adjusts ownership proportions and financial contributions This process continues until the full development is complete.

Disclosure Requirements in Phased Developments

Because phased condominiums evolve over time, transparency is critical. Developers are required to provide a detailed disclosure document outlining:

• The planned phases of development

• Estimated timelines for completion

• How each phase will affect common property

• The impact on costs and contributions for owners

This information is essential for early buyers, who are purchasing into a building that is not yet complete.

Registration Process

Each phase is registered separately, with updates made to the condominium plan under the Land Titles Act.

As phases are added:

• Unit counts change

• Common property may expand

• Unit factors (which determine voting rights and cost allocation) may be adjusted This creates a dynamic environment that requires careful management.

What Is a Bare Land Condominium?

A bare land condominium is fundamentally different.

In this structure, owners do not own a physical unit defined by walls and ceilings. Instead, they own a parcel of land, typically outlined by survey markers.

Examples include:

• Detached homes within a condominium plan

• Townhome-style developments with individually owned lots Common property typically includes:

• Roads

• Landscaping

• Shared green spaces

• Infrastructure such as lighting or drainage systems

Key Differences Between the Two Models

The differences between phased and bare land condominiums are significant and impact both ownership experience and management requirements.

Unit Boundaries

In traditional or phased condominiums:

• Units are defined by physical structures (walls, floors, ceilings) In bare land condominiums:

• Units are defined by land boundaries shown on a survey plan

Maintenance Responsibilities

In phased or conventional condominiums:

• The corporation is responsible for much of the building structure

• Owners typically maintain interior spaces only In bare land condominiums:

• Owners are responsible for their lot and any structures on it

• The corporation maintains shared infrastructure

This often leads to greater independence for owners in bare land developments—but also more variability in property condition.

Complexity of Development

Phased condominiums:

• Involve ongoing construction and expansion

• Require adjustments to governance and financial structures over time Bare land condominiums:

• Are typically fully built at the outset

• Have more stable governance once established

Governance in Phased Condominiums

Phased developments introduce unique governance challenges.

Cost Allocation Issues

One of the most common issues arises in early phases of development. Owners in the first phase may:

• Contribute to shared costs before all units are built

• Feel they are subsidizing future phases

This can create tension if not properly communicated and managed.

Evolving Governance Structure

As new phases are added:

• The number of owners increases

• Voting dynamics change

• Board composition may shift

Boards must adapt to these changes while maintaining consistency in decision-making.

Bylaw and Policy Adjustments

Phased developments often require:

• Updates to bylaws

• Adjustments to policies

• Revisions to operational plans

This adds a layer of complexity that requires experienced management.

Governance in Bare Land Condominiums

Bare land condominiums present a different set of challenges.

Greater Owner Independence

Owners typically have more control over their property, which can be appealing. However, this can also lead to inconsistencies in:

• Property maintenance

• Aesthetic standards

• Compliance with bylaws

Common Property Disputes

Disputes often arise around shared infrastructure, such as:

• Road maintenance

• Snow removal

• Landscaping

Because these elements impact all owners, disagreements can escalate if expectations are not clearly defined.

Governance Approach

Boards in bare land condominiums must strike a balance between:

• Allowing owner independence

• Maintaining community standards

Clear communication and consistent enforcement are critical.

Evaluating Governance Effectiveness

Regardless of the condominium type, strong governance can be assessed based on a few key criteria.

Representation and Fairness

Does the governance structure ensure that all owners are fairly represented?

In phased developments, this is particularly important as new owners are added over time.

Decision-Making Effectiveness

Is the board able to make timely, informed decisions?

Delays or lack of clarity can lead to operational issues and increased costs.

Dispute Resolution

Does the condominium have clear processes for resolving conflicts? Disputes are inevitable. The key is how they are managed.

The Condominium Property Act provides mechanisms for dispute resolution, but effective management can often prevent escalation in the first place.

Real-World Example

Consider a phased condominium where early owners are contributing to shared amenities that will primarily benefit future phases.

Without proper communication:

• Owners may feel unfairly treated

• Trust in the board may erode

• Disputes may arise

The solution is not just legal—it is operational:

• Clear disclosure

• Ongoing communication

• Transparent financial reporting

This is where strong management makes a difference.

The Citysearch Perspective

At Citysearch, we recognize that different condominium structures require different management approaches.

For phased developments, we focus on:

• Communication around evolving costs and responsibilities

• Structured reporting to maintain transparency

• Supporting boards through transitions as phases are added For bare land condominiums, we focus on:

• Consistent bylaw enforcement

• Clear communication with owners

• Maintaining shared infrastructure effectively Across all properties, our approach is grounded in:

• Proactive management

• Regular site inspections

• Strong communication standards

Final Thoughts

Understanding the differences between phased and bare land condominiums is more than an academic exercise—it has real implications for governance, financial planning, and owner satisfaction.

The Condominium Property Act provides the framework, but successful condominiums are defined by how well that framework is implemented.

Each model has its strengths:

• Phased condominiums allow for large-scale development

• Bare land condominiums offer independence and flexibility Each also has its challenges.

The key is having the right structure, the right board, and the right management partner. At Citysearch, we believe:

Well-run condominiums are not accidental—they are managed that way.