Syndicate insurance (mandatory since Law 141) covers the common areas of the building — structure, roof, common spaces — as well as the syndicate’s liability. Condo owner insurance covers personal property in their unit, improvements beyond the original condition, and their personal liability. Both are complementary and necessary.

D&O insurance protects members of the syndicate board of directors against personal lawsuits arising from their management decisions. For example, if a condo owner sues the board for neglecting urgent repairs or mismanaging the reserve fund, legal fees and damages are covered. It is distinct from the syndicate’s general liability insurance.

Syndicate insurance covers common areas: building structure, roof, foundations, windows, corridors, elevators, parking, pool and other shared spaces. Depending on the wording of the condo declaration, some elements inside units — built-in plumbing, electrical, original flooring — may also be covered by the syndicate.

Yes. Major water damage in one unit can damage common areas and other units. If the claim triggers the syndicate’s policy, the deductible (sometimes $25,000 or more) may be claimed from the responsible condo owner according to the condo declaration. Multiple major claims can also increase the syndicate’s premium at renewal.

The deductible is the portion of the claim that the syndicate — or responsible condo owner — assumes before the insurer intervenes. Law 141 allows the syndicate to recover the deductible from the condo owner whose unit caused the claim. Deductibles have increased significantly in recent years — from $1,000 to $25,000 or more in some buildings. Your unit insurance must cover the syndicate’s deductible.

No. The reserve fund is exclusively for planned repairs and long-term replacement of common areas — roof replacement, elevator replacement, windows. It should not be used to pay claims, which fall under insurance. Using the reserve fund for claims is a poor practice that can weaken the syndicate’s finances.

In divided condominiums, each unit is a separate cadastral lot — each condo owner has their own title and syndicate insurance is legally regulated. In undivided condominiums (more common in older duplexes and triplexes), condo owners hold a percentage of the entire building — a single insurance policy covers the entire building and must be obtained jointly.

Only if the syndicate has obtained D&O insurance. Without this protection, a volunteer administrator can be personally sued for their decisions — even if made in good faith. In Quebec, syndicate administrators do not have automatic legal immunity. D&O insurance is strongly recommended for all syndicates, regardless of size.

If the damage comes from a private unit, the liable condo owner’s liability insurance indemnifies the victims. If the cause is a defective common area, the syndicate’s policy intervenes. In ambiguous cases, the respective insurers negotiate with each other. Your unit policy must include water backup and infiltration coverage, and coverage for the syndicate’s deductible to avoid costly surprises.

Yes, if insurance does not cover all damages — due to a high deductible, underinsurance or exclusion. The syndicate can vote a special assessment to cover the deficit. Law 141 provides that the condo declaration must specify the rules for deductible recovery. A well-capitalized reserve fund and adequate insurance are the best protection against this scenario.