When water gets into a co-owner's unit
The co-owner writes to the syndicate the same day, attaches photos and does not go up to look. The syndicate hires a roofer, who looks for where the water gets through. Many files on managing roofing work open this way, with a leak.
For damage inside the unit, how the bill is shared depends on the cause, the declaration and the insurance policies of the syndicate and the co-owner. Each one notifies their own insurer.
The document to read before asking for a price
The declaration of co-ownership separates common portions from private portions. It allocates expenses and sets how decisions are made.
Three situations are trickier than they look: a rooftop terrace for the use of a single co-owner, a skylight, and a private air conditioner set on everyone's membrane. For each one, reread the declaration and ask a legal adviser how to handle it.
The board of directors' tasks
In general, the syndicate sees to the maintenance and preservation of the building through its board of directors. For the roof, that role translates into simple actions.
- Order an inspection at regular intervals and file each report.
- Know what year the roof was installed and put its replacement on the calendar.
- Request quotes, then keep the co-owners informed.
Many board members are volunteers. For them, the job is run as it would be for a single owner, with one difference: a group has to be brought on board.
The contingency fund facing a large expense
Depending on your declaration, the contingency fund generally pays for major repairs and the replacement of common portions. The roof is often among its largest expenses. An inspection report that places the replacement in time helps check early whether the fund will be enough.
How much to contribute to the fund, which studies to have produced, when to levy a special assessment: these questions fall under the law and the declaration. Ask your manager or a legal adviser what applies to your building.
The board or the meeting?
The scope and nature of the work can determine whether the board decides alone or whether the co-owners must vote. Notice of meeting and voting follow the declaration and the law. Have your manager or a legal adviser confirm the procedure before sending the notice of meeting.
Whoever decides, an expense goes over better when the file arrives before the meeting. The file contains:
- The inspection report and its photos of the roof's condition.
- The options: a repair, a partial replacement, a full replacement.
- Comparable quotes, based on the same specifications.
- The consequences for the contingency fund and for each person's contributions.
Frequently asked questions
Does the co-owner who lives under the roof pay a bigger share?
The declaration of co-ownership allocates expenses. Reread yours and, if in doubt, consult a legal adviser.
Can I hire my own roofer to fix the leak?
When the roof is a common portion, its maintenance generally falls to the syndicate. Bringing in a roofer on your own can muddle warranties and responsibilities. Write to the syndicate instead, with photos.
The fund does not cover the replacement. What are the options?
Several financing methods exist, all governed by the law and by the declaration. Before submitting a proposal to the co-owners, review them with your manager and a legal adviser.