The guide · updated September 18, 2026

How to read an Ontario status certificate

What each of the 34 numbered paragraphs on an Ontario condo status certificate says, what to look for, and what to ask your lawyer.

A status certificate is the condo corporation's signed statement about one unit, and about the corporation, as of a single date. It arrives with the declaration, by-laws, rules, budget, financial statements and insurance certificates, and a full package can run past 200 pages. Most of it is standard wording. What matters is the few places where it is not.

The certificate follows a government form, often called Form 13, with 34 numbered paragraphs. Most are fixed wording with a blank to fill, a choice to strike out, or room to add "except" and a disclosure. Below, each paragraph is explained in order, followed by the attachments. This is general information about the Condominium Act, 1998 (the Act) and O. Reg. 48/01, not legal advice. Your lawyer should review the full package.

The basics

What is a status certificate?

It is a dated statement the condo corporation must give, on the prescribed form, to anyone who requests one for a unit. It covers the unit's fees and arrears, the budget, the reserve fund, lawsuits, insurance and more, with key documents attached. If it omits material information it must contain, it is deemed to say there is none.

Condominium Act, 1998, s. 76(1) and (4); O. Reg. 48/01, s. 18(1) and (2)

Who can order one, and what does it cost?

Anyone can request one. The fee cannot exceed $100, including taxes and all the material that must come with it. Under the Act, the person who requested it and paid the fee, or their agent authorized in writing, can ask to examine the agreements it lists. See paragraph 34.

Condominium Act, 1998, s. 76(1), (2) and (7); O. Reg. 48/01, s. 18(4)

How long does the corporation have to deliver it?

Ten days from receiving the request and the fee. If it is late, it is deemed to have given a certificate, the day after the deadline, stating only three things: no default in paying the unit's common expenses, no increase declared by the board since the budget, and no assessment levied since the budget to increase the reserve fund contribution. Ask your lawyer what a late certificate means for your timeline.

Condominium Act, 1998, s. 76(3) and (5)

How old is too old?

The Act sets no expiry date. The certificate binds the corporation, for what it says and as of its date, as against a purchaser or mortgagee who relies on it. Anything that happens later is not in it. As a rule of thumb, some Ontario real estate lawyers treat a certificate more than 30 days old as stale. If yours is older, ask your lawyer whether to request an update.

Condominium Act, 1998, s. 76(6). The 30-day figure is a rule of thumb from lawyers' published guidance, not law.

What comes with it?

Four attachments are always required: the declaration, by-laws and rules; the budget, last audited financial statements and auditor's report; a list of current agreements; and insurance certificates. Others come only when they apply, such as the Notice of Future Funding of the Reserve Fund (often called Form 15), alteration agreements or a court order.

Form 13, paragraph 33; Condominium Act, 1998, s. 76(1)(f), (i), (j) and (p); O. Reg. 48/01, s. 18(1)

What is not in it?

It reports what the corporation knows about money, legal matters and agreements as of one date. It does not include the full reserve fund study, copies of the listed contracts, meeting minutes, engineering reports, or anything on the unit's physical condition. The full list is further down.

Form 13, paragraph 33; Condominium Act, 1998, s. 76(1); O. Reg. 48/01, s. 18(1)

Paragraph by paragraph

The paragraph numbers are the ones printed on the form (Form 13, the status certificate under subsection 76(1) of the Condominium Act, 1998).

¶ 1-4

Contacts, manager and directors

What it says: Paragraphs 1 and 2 give the corporation's mailing address and address for service. Paragraph 3 names the property manager, with contact details. Paragraph 4 lists the directors and officers, with their positions and contact details.
What to look for: Check that the corporation's name and number at the top match your offer. A blank for the manager may mean the owners run the building themselves.
Why it matters: The board declares fee increases and levies assessments. The manager is who you contact for missing documents.
A question to ask: Ask the property manager: are any board seats vacant, and when is the next owners' meeting?

Form 13, paragraphs 1 to 4; Condominium Act, 1998, s. 76(1)(b) and (c)

¶ 5

The unit, arrears and liens

What it says: Paragraph 5 identifies the unit by unit, level, suite and condominium plan. It says the owner either is not in default on common expenses or is in default by a stated amount, and whether a certificate of lien is registered. A common elements condo describes a parcel of land instead.
What to look for: Check the unit and plan numbers against your offer, including any separately owned parking or locker unit. Then look for a default amount or a lien.
Why it matters: Unpaid fees give the corporation a lien on the unit for the arrears, interest and collection costs, and a registered lien can rank ahead of a mortgage.
A question to ask: Ask your lawyer: how will any arrears or lien be dealt with before closing?

Form 13, paragraph 5; Condominium Act, 1998, ss. 85(1) and 86(1)

¶ 6-8

Fees, prepaid amounts and added charges

What it says: Paragraph 6 gives the next common expense payment, its due date and the period it covers. Paragraph 7 gives any prepaid amount. Paragraph 8 says there are no amounts the Act requires to be added to the unit's common expenses, unless it adds "except" and details.
What to look for: Check the paragraph 6 amount against the listing; a separately owned parking or locker unit has its own fee. In paragraph 8, look for "except".
Why it matters: Some costs can land on one unit's common expenses, such as repairs its owner failed to make or an insurance deductible.
A question to ask: Ask your lawyer: will anything in paragraph 8 still be owing after closing?

Form 13, paragraphs 6 to 8; Condominium Act, 1998, ss. 84(1), 92(4) and 105(2)

¶ 9-10

Budget and fee increases

What it says: Paragraph 9 says the current fiscal year's budget is accurate and may end in a surplus or a deficit of a stated amount. Paragraph 10 says the unit's fees have not increased since the budget, or have increased by a stated monthly amount, with the reason.
What to look for: Find which word survives in paragraph 9, surplus or deficit, and the amount. Note any increase in paragraph 10 and its reason.
Why it matters: A deficit means the corporation expects to spend more than it collects this year. In a building's first year, the Act makes the developer cover common expenses above the budget.
A question to ask: Ask the property manager: what caused the deficit or increase, and is another increase expected next year?

Form 13, paragraphs 9 and 10; Condominium Act, 1998, s. 75(1) and (2)

¶ 11

Special assessments already levied

What it says: Paragraph 11 says the board has levied no assessments against the unit since the current budget, or lists them with amounts and reasons, whether for the reserve fund, the operating fund or another purpose.
What to look for: Find which option survives. For each assessment, note the unit's share, the reason and any unpaid balance.
Why it matters: This paragraph only reaches back to the current budget. An older assessment still being paid in instalments may not appear here, so check paragraph 12 and the audited statements.
A question to ask: Ask your lawyer: how will any assessment, new or older, be handled between you and the seller?

Form 13, paragraph 11

¶ 12

The catch-all paragraph

What it says: Paragraph 12 says the corporation knows of no circumstances that may increase the unit's common expenses, unless it adds "except" and particulars, including any assessment and the reason.
What to look for: Read everything after "except". Then check the auditor's notes, the budget and the Form 15 notice for repairs, loans or assessments this paragraph leaves out.
Why it matters: In Bruce v. Waterloo North Condominium Corporation No. 26 (2023), paragraph 12 had the standard wording while a note in the attached auditor's report mentioned water main repairs and a possible assessment or loan. The court said the certificate requires "fulsome disclosure, not minimalist."
A question to ask: Ask the property manager in writing: since the certificate date, has the board discussed any assessment, loan or major repair?

Form 13, paragraph 12; Bruce v. Waterloo North Condominium Corporation No. 26, 2023 ONSC 2995, as reported by Law Times

¶ 13

Reserve fund balance

What it says: Paragraph 13 states the reserve fund balance as of a month-end within 90 days of the certificate date, so the figure can be nearly three months old.
What to look for: Compare it with this year's projected balances in the Form 15 Cash Flow Table and with the audited statements.
Why it matters: The fund can only pay for major repair and replacement of the common elements and assets. As a rule of thumb, some Ontario real estate lawyers and accountants treat a balance under half the study's recommended level as a warning sign of a special assessment.
A question to ask: Ask the property manager: what major projects will the fund pay for in the next few years?

Form 13, paragraph 13; Condominium Act, 1998, ss. 76(1)(m)(ii), 93(2) and 95(1). The 50 per cent figure is a rule of thumb from lawyers' and accountants' published guidance, not law.

¶ 14

Reserve fund study

What it says: Paragraph 14 gives the class, date and preparer of the latest reserve fund study, and the deadline for the next one. If there has never been a study, it gives the deadline for the first.
What to look for: Check the study date. A new study is required within three years of the last, so an older study or a missed deadline is worth raising.
Why it matters: The study projects major repair and replacement costs over at least 30 years and recommends contributions to cover them. Part of every condo fee funds that plan.
A question to ask: Ask the property manager: is a new study under way, and when will owners see it?

Form 13, paragraph 14; O. Reg. 48/01, ss. 29(3) and 31(3); Condominium Act, 1998, s. 93(4)

¶ 15-17

Reserve funding plan and the Form 15 notice

What it says: If no Notice of Future Funding has been sent, paragraph 15 gives the opening reserve balance, this year's planned contribution and spending, and says the fund will or will not be adequate. If one was sent, paragraph 16 gives its date and whether the plan is implemented. Paragraph 17 lists planned increases after "except".
What to look for: In 15, see whether "will not" survives. In 16, check the date against the attached notice. In the notice's Contribution Table, column B shows planned special assessments and loans.
Why it matters: Column A is paid from monthly fees, so increases there usually mean higher fees. After each study, the board has 120 days to propose a plan and 15 more to notify owners.
A question to ask: Ask the property manager: are contributions keeping to the Contribution Table?

Form 13, paragraphs 15 to 17; Form 15; Condominium Act, 1998, s. 94(8) and (9)

¶ 18-19

Judgments and lawsuits

What it says: Paragraph 18 says there are no outstanding judgments against the corporation, unless it adds the amount and particulars after "except". Paragraph 19 says it is not a party to any proceeding before a court, arbitrator or administrative tribunal, unless it adds particulars and status.
What to look for: For each case, note whether the corporation is suing or being sued, what it is about, and where it stands.
Why it matters: A judgment is a debt of the corporation, which owners fund. For lawsuits, the form asks only for brief particulars, not what a case could cost.
A question to ask: Ask your lawyer: can you find out whether each claim is insured and what the corporation could owe?

Form 13, paragraphs 18 and 19

¶ 20-22

Declaration changes, warranty claims and court orders

What it says: Paragraph 20 says there is no undecided court application under section 109 to amend the declaration and description that the corporation made or was notified of. Paragraph 21 says it has no outstanding claim on the guarantee fund under the Ontario New Home Warranties Plan Act. Paragraph 22 says whether an order appointing an inspector or administrator is in effect.
What to look for: Look for "except" in 20 and 21, and which option survives in 22. Any pending application or order should be attached.
Why it matters: A section 109 order corrects errors in the declaration or description. A warranty claim seeks money for remedial work on the common elements. An administrator can take over board powers.
A question to ask: Ask your lawyer: how could anything listed here affect the unit or its fees?

Form 13, paragraphs 20 to 22; Condominium Act, 1998, ss. 100(3), 109(3) and 131(3)

¶ 23

Agreements for owner changes to common elements

What it says: Paragraph 23 says whether the unit is bound by an agreement about changes its owner made to the common elements, under clause 98(1)(b) of the Act or section 24.6 of O. Reg. 48/01, which covers owner-installed electric vehicle chargers, and whether the agreements have been complied with.
What to look for: If there is an agreement, check that a copy is attached, note who handles repair, maintenance and insurance, and look for "except".
Why it matters: These agreements are registered on title, bind the unit and can be enforced against later owners.
A question to ask: Ask your lawyer: what obligations would come with the unit under any attached agreement?

Form 13, paragraph 23; Condominium Act, 1998, s. 98(3) and (5); O. Reg. 48/01, s. 24.6(5) and (7)

¶ 24

Rented units

What it says: Paragraph 24 gives the number of units the corporation was notified were leased during the fiscal year before the certificate date, or says it received no such notices.
What to look for: Compare the number with the building's total units. If you plan to rent the unit out, check the declaration and rules for leasing limits.
Why it matters: Owners must notify the corporation within 10 days of leasing a unit, but the count reflects only notices received, so the real number may be higher.
A question to ask: Ask the property manager: roughly how many units are rented today?

Form 13, paragraph 24; Condominium Act, 1998, s. 83(1)

¶ 25

Major changes the board has proposed

What it says: Paragraph 25 says the board has not proposed any substantial change to the common elements, assets or services that is not yet carried out, or any electric vehicle charging installation under O. Reg. 48/01, s. 24.3(5), unless it adds "except" and a description.
What to look for: Read each project listed, then check the budget and the Form 15 notice for how it will be paid for.
Why it matters: A change is substantial if its estimated cost exceeds 10 per cent of the year's budgeted common expenses, or the board chooses to treat it that way. Owners of at least two-thirds of the units must vote in favour.
A question to ask: Ask the property manager: what will each project cost, and how will it be funded?

Form 13, paragraph 25; Condominium Act, 1998, s. 97(4) and (6)

¶ 26

Insurance and deductibles

What it says: Paragraph 26 is one sentence: the corporation has secured all insurance the Act requires. The details are in the attached certificate or memorandum for each current policy.
What to look for: On each insurance certificate, note the policy dates and every deductible, especially for water damage. In the by-laws, look for a deductible by-law.
Why it matters: The corporation insures units and common elements against major perils, but not improvements beyond the standard unit. Section 105 of the Act, and any deductible by-law, can put some or all of a deductible on one unit's common expenses.
A question to ask: Ask your insurance broker what your own policy should cover given these deductibles, and ask your lawyer how any deductible by-law applies.

Form 13, paragraphs 26 and 33(d); Condominium Act, 1998, ss. 99(1) and (4) and 105

¶ 27-32

Phased, vacant land and leasehold condos

What it says: These apply only to some buildings. Paragraphs 27 and 28 cover phased condos: whether all phases are complete and whether the developer still owns units. Paragraph 29 lists unfinished Schedule H items in a vacant land condo. Paragraphs 30 to 32 cover leasehold condos: the lessor, whether the leasehold terms are in good standing, and whether the lessor has applied to end them.
What to look for: In a phased condo, expect the developer's disclosure statement for the phase unless all phases are done and the developer owns no units, telecommunications units aside. In a leasehold condo, note any breach or termination application.
Why it matters: A developer does not have to build later phases, and a leasehold condo's lessor can apply to court to end the leasehold interests in some cases.
A question to ask: Ask your lawyer: what do these paragraphs mean for this building?

Form 13, paragraphs 27 to 32; Condominium Act, 1998, ss. 147(1)(b), 148 and 173(2)

¶ 33

What is attached

What it says: Paragraph 33 lists the attachments, which form part of the certificate. Four are always required: (a) the declaration, by-laws and rules; (b) the budget, last audited financial statements and auditor's report; (c) a list of current agreements; (d) an insurance certificate for each current policy. Items (e) to (l) are added only when they apply.
What to look for: Tick off each item against what you received. If by-law numbers skip, ask whether the missing ones were repealed.
Why it matters: The $100 fee cap covers all required material. Any item from (e) to (l), such as a court order, means something specific applies to this building or unit.
A question to ask: Ask the property manager: can you send anything listed here that is missing?

Form 13, paragraph 33; O. Reg. 48/01, s. 18(4)

¶ 34

Rights of the person requesting the certificate

What it says: Paragraph 34 gives the person who requested the certificate and paid the fee, or their agent authorized in writing, two rights: to examine the agreements listed in 33(c) at a reasonable time and place, on written request and reasonable notice, and to get copies for a reasonable fee.
What to look for: In the 33(c) list, look for shared facilities or cost-sharing agreements with a neighbouring corporation. Below paragraph 34, check for a date, signatures, and a seal or statement of authority to bind the corporation.
Why it matters: The list tells you an agreement exists, not what it says.
A question to ask: Ask your lawyer: should you request copies of any listed agreement, and who can make that request?

Form 13, paragraph 34 and signature block; Condominium Act, 1998, s. 76(7) and (8)

The attachments

Declaration

The founding document, registered on title. It sets each unit's share of common expenses, reserves some common elements for particular units, and can restrict use, leasing and sales (Condominium Act, s. 7).

Look forThe unit's percentage share, any exclusive-use parking or locker, who repairs what, and limits on pets, leasing or occupancy.

By-laws

Rules for running the corporation, made by the board and confirmed by an owners' vote (Condominium Act, s. 56).

Look forStandard unit, insurance deductible, borrowing and occupancy standards by-laws. If numbers skip, ask whether the missing ones were repealed.

Rules

Day-to-day rules on using the units, common elements and assets, which must be reasonable (Condominium Act, s. 58).

Look forAnything affecting how you plan to live there: pets, noise, smoking, barbecues, flooring, renovations, move-ins and short-term rentals.

Budget

The spending plan for the current fiscal year, including the reserve fund contribution.

Look forCheck the year. Compare the reserve contribution with the Form 15 Contribution Table, and read the utility lines to see what the fees cover.

Audited financial statements

The last completed fiscal year's statements, with the auditor's report.

Look forRead the notes for repairs, loans or possible assessments. Check the operating result, year-end reserve balance, long-term debt and amounts owners owe.

Notice of Future Funding of the Reserve Fund (Form 15)

The board's notice after a reserve fund study: a study summary with a 30-year Cash Flow Table, the board's plan with a 30-year Contribution Table, and how the two differ (Condominium Act, s. 94(9)).

Look forWhether the board adopted the study's recommendations, increases for the next three years, the lowest projected balance, column B, and how to examine the full study.

Insurance certificate

The insurer's summary of the coverage the corporation carries for all owners, one per current policy (Condominium Act, s. 104).

Look forPolicy dates and every deductible, especially for water damage. Share the deductibles with your insurance broker.

List of agreements

A list, not copies, of current management, service and shared facilities agreements of the kinds in sections 111 to 113 of the Act, plus agreements with other corporations or this unit's owner.

Look forCost-sharing or shared facilities agreements with a neighbouring building, and utility, sub-metering or equipment rental contracts.

What is not included

The full reserve fund study: you get the Form 15 summary at most, and it says how to examine the study.
The management agreement and other listed contracts: paragraph 33(c) is only a list; paragraph 34 explains how to see them.
Minutes of board or owners' meetings: the form does not list them as attachments.
Engineering or building condition reports: the form does not require them.
A history of special assessments: paragraph 11 covers only those levied since the current budget.
A dollar estimate of what a lawsuit could cost: paragraph 19 asks only for brief particulars and status.
How many other owners are behind on fees: paragraph 5 covers only this unit, though the audited statements may show amounts owners owe.
Anything on the physical condition of the unit: no paragraph covers it.

Glossary

Common expenses: The costs of running the corporation, shared among the units in proportions the declaration sets. A unit's condo fee is its share (Condominium Act, s. 84(1)).
Reserve fund: Money set aside only for major repair and replacement of the common elements and assets (Condominium Act, ss. 93(2) and 95(1)).
Reserve fund study: A qualified professional's projection of major repair and replacement costs over at least 30 years, with recommended contributions. One is due within three years of the last (O. Reg. 48/01, ss. 29(3), 31(3) and 32).
Special assessment: A charge on owners on top of regular fees, for the reserve fund, operating fund or another purpose. The form calls these assessments (paragraphs 11 and 12).
Lien: The corporation's claim against a unit for unpaid common expenses, interest and collection costs. Once registered, it can rank ahead of a mortgage (Condominium Act, ss. 85 and 86).
Standard unit: The baseline finish for a class of unit, set by by-law or the developer's schedule. The corporation does not insure improvements beyond it (Condominium Act, s. 99(4) to (6)).
Exclusive-use common element: Part of the common elements reserved by the declaration for certain units, such as a parking space or locker in some buildings (Condominium Act, s. 7(2)(f)).
Declaration: The corporation's founding document, registered on title. It sets each unit's share of common expenses and can restrict use, leasing and sales (Condominium Act, s. 7).
By-law: A rule on how the corporation is run, such as director elections or borrowing, made by the board and confirmed by an owners' vote (Condominium Act, s. 56).
Rule: A board-made rule on using the units, common elements or assets. It must be reasonable and consistent with the Act, declaration and by-laws (Condominium Act, s. 58).
Section 98 agreement: An agreement between an owner and the corporation about a change the owner made to the common elements. It is registered on title and binds the unit (Condominium Act, s. 98).
Deductible: The part of an insured loss the insurer does not pay. On the corporation's policy it is a common expense, unless the Act or a by-law puts some or all of it on one unit (Condominium Act, s. 105).
Tarion: Tarion Warranty Corporation administers Ontario's new home warranty program, including the builder's warranty on condo common elements. Paragraph 21 asks about claims on the program's guarantee fund.
Administrator: A person the Superior Court of Justice appoints to take over some or all of a condo board's powers, as the order specifies (Condominium Act, s. 131).

Or let Status Brief read it for you.

Upload the package and get every one of these points checked, with the page each one came from, in a few minutes. $19 per package.

Upload the package See a sample brief The red flags checklist

This guide is general information about the standard form. It is not legal advice. Your lawyer can tell you what a particular certificate means for your purchase.