Sample status brief · a fictional building
SSCC 1 · Unit 7, Level 8, Suite 807
100 Sample Street · Sample Standard Condominium Corporation No. 1
- Certificate dated
- August 28, 2026
- Pages read
- 30 (8 scanned)
- Other units
- Unit 44, Level B (parking unit); exclusive-use locker No. 112 (Schedule F; not a unit)
- Brief prepared
- September 19, 2026
The short version
Two things to raise with your lawyer, 14 worth asking about, and nothing out of the ordinary in two other areas.
Key numbers
- Common expenses
- $742.18
- Reserve fund
- $1.85M
- Against the plan
- 63%
- Reserve per unit
- $9,926
- Special assessment
- $4.3M
- Budget deficit
- $61k
- Water damage deductible
- $100,000
- Units rented out
- 38%
Raise with your lawyer
2 itemsWhat the package says here is the kind of thing lawyers look at closely before a buyer firms up.
Paragraph 12 discloses something that may raise fees
The Corporation has no knowledge of circumstances that may increase common expenses except an engineer's report dated June 2026 recommending replacement of the building's domestic hot water risers (Kitec plumbing) within 24 months at a preliminary estimate of $2.9 million; the board has not yet decided how the work will be funded.
“the board has received an engineer’s report dated June 2026 recommending replacement of the building’s domestic hot water risers”
Paragraph 12 is the catch-all where the corporation must disclose anything it knows of that may increase common expenses.
AskWhat will it cost, how and when will it be paid for, and what would it mean for this unit's fees?
The reserve fund study is overdue
The latest reserve fund study is dated October 12, 2022, and the next was due by October 12, 2025. The certificate is dated August 28, 2026.
“The next reserve fund study will be conducted before October 12, 2025”
Ontario requires an updated reserve fund study at least every three years (O. Reg. 48/01, s. 31). An old study can understate what repairs will cost.
AskHas the new study been done or started, and has it found costs the old one did not?
Worth asking about
14 itemsNot unusual on their own, but each is worth a question to your lawyer or the property manager.
A section 98 agreement binds this unit
The unit is subject to an agreement dated June 5, 2017, registered as Instrument No. HR1500999, for hardwood flooring installed in Unit 7, Level 8 in 2017; the owner is responsible for maintenance and for the acoustic underlay requirements, a summary is attached, and to the Corporation's knowledge the agreement has been complied with except Nil.
“The unit is subject to one or more agreements under clause 98 (1) (b) of the Condominium Act, 1998”
A section 98 agreement sets conditions on a change an owner made to the common elements, such as new flooring. The certificate lists it as binding this unit.
AskWhat does the agreement require of the owner, and is it being complied with?
The budget may run a deficit of $61,400
The budget for the current fiscal year (May 1, 2026 to April 30, 2027) is stated to be accurate and may result in a deficit of $61,400, reflecting electricity and natural gas costs running above budget and an expected insurance premium increase at the December 1, 2026 renewal.
“a deficit of $61,400”
A shortfall in the operating budget has to be covered, usually by higher fees or an assessment later in the year.
AskHow does the board plan to cover the deficit?
Fees have gone up since the budget (6.8%)
Common expenses for the unit were increased by $47.25 per month, an increase of 6.8% from $694.93 to $742.18, effective May 1, 2026, because the Corporation's insurance premium and utility costs increased.
“the common expenses for the unit have been increased by $47.25 per month because the Corporation’s insurance premium and utility”
An increase after the budget was set can point to costs the budget did not plan for.
AskWhat caused the increase, and is another one expected?
A special assessment of $4.3M was levied, and this unit's share is paid
On March 1, 2025 the board levied a special assessment of $4,300,000 against all units for garage membrane and ramp repairs, payable in 12 monthly instalments from April 1, 2025 to March 1, 2026. The share for these units ($14,835.00 plus $808.40) totalled $15,643.40 and has been paid in full, with no amount outstanding.
“the board levied a special assessment of $4,300,000 against all units to fund garage membrane and ramp repairs”
A special assessment means the corporation needed more money than its budget or reserve fund provided.
AskIs the work it paid for finished, and is any further assessment expected?
The package also mentions garage membrane and ramp repairs
An engineer's report dated June 2026 recommends replacing the domestic hot water risers (Kitec plumbing) within 24 months at a preliminary estimate of $2.9 million; the financial statements and budget notes record leaks in domestic hot water piping, emergency piping repairs of $65,000 and a riser condition investigation, and $4,516,200 of garage membrane and ramp repairs in the year ended April 30, 2026.
“recommending replacement of the building’s domestic hot water risers (Kitec plumbing) within 24 months, at a preliminary estimate of $2.9 million”
These are building components that are often expensive to replace.
AskHas this been dealt with, and does it affect this unit?
The reserve fund is at 63% of its plan for this year
The certificate gives a reserve fund balance of $1,846,220 on July 31, 2026. The funding plan projects $2,940,000 by April 30, 2027.
“The Corporation’s reserve fund amounts to $1,846,220 as of July 31, 2026”
Some Ontario real estate lawyers treat a balance under 50% of the planned level as a warning sign and 50 to 70% as worth a question. These are rules of thumb, not law, and a mid-year balance is naturally below the year-end figure.
AskWhy is the balance behind the plan, and is a fee increase or special assessment being considered?
Reserve fund contributions are below the funding plan
The board sent owners a notice dated March 3, 2023 and the proposed funding plan has been implemented, except that the contribution for the current fiscal year is $68,000 less than the Contribution Table ($612,000 budgeted versus $680,000); the board reduced the contribution to limit the increase in common expenses and will review the plan when the next reserve fund study is completed.
“except the total contribution for the current fiscal year is $68,000 less than the Contribution Table”
Paying in less than the plan calls for leaves less for future repairs.
AskWhy are contributions below the plan, and how will the gap be made up?
The corporation is being sued for $1.25M, and its insurer is defending
The plaintiff claims $1,250,000 in damages for injuries allegedly sustained in a slip and fall on the exterior walkway at the main entrance on January 14, 2025; the claim was reported to the Corporation's insurer, which appointed counsel and is defending. Court: Ontario Superior Court of Justice at Milton, Court File No. CV-25-00000999-0000. Status: Pleadings are closed and examinations for discovery are scheduled for November 2026.
“The plaintiff claims damages of $1,250,000 for injuries allegedly sustained in a slip and fall on the exterior walkway”
If a claim is not fully covered by insurance, the corporation pays the rest, and owners fund the corporation through their fees.
AskIs the full claim covered by insurance, and who pays the deductible and legal costs?
Insurance deductibles run as high as $250,000
The insurance certificate lists these deductibles: standard $25,000, water damage $100,000, sewer backup $100,000, flood $250,000, other $25,000, other $2,500, other $2,500, earthquake 5%. By-law No. 7 makes the owner of the unit where damage originates pay the lesser of the repair cost and the Corporation's insurance deductible, regardless of fault, and the amount is added to the common expenses for the unit.
When damage starts in a unit, the owner can be charged the lesser of the deductible and the repair cost (Condominium Act, 1998, s. 105), and a by-law can widen that. Deductibles of $25,000 and up are now common.
AskDoes your own condo insurance cover a deductible of $100,000?
The operating fund ended the year in deficit (-$84,210)
The audited statements for the year ended April 30, 2026 show an operating fund deficit of $84,210, a reserve fund balance of $1,792,640, accounts receivable of $52,880, and state the Corporation has no long-term debt.
“Commitments (Note 4) and contingent liability (Note 5). The Corporation has no long-term debt.”
An operating deficit has to be made up from future fees or an assessment.
AskHow will the operating deficit be recovered?
Repairs planned for the next three years ($3.26M) exceed the reserve fund
Replacement of domestic hot water risers (Kitec plumbing), recommended within 24 months of the June 2026 engineer's report: $2,900,000; Installation of an electric vehicle charging system in the underground garage (proposed, not implemented): $310,000; Engineering investigation of the domestic hot water risers (remaining contract commitment at April 30, 2026): $46,000.
When planned spending is larger than the fund, the difference has to come from contributions over the same years, a loan or an assessment.
AskHow will these projects be paid for?
The package contradicts itself in one place
Paragraph 11 reports the $4,300,000 special assessment as levied since the date of the budget for the current fiscal year (May 1, 2026 to April 30, 2027), but states it was levied on March 1, 2025 with instalments ending March 1, 2026. (page 3)
A certificate binds the corporation as of its date, so details that do not line up are worth correcting before closing.
AskCan the corporation correct or explain these?
Some by-laws do not seem to be in the file (Nos. 1, 2, 3, 4, 6)
The file includes By-laws 5, 7. Numbering suggests others exist.
The certificate must come with all of the corporation's by-laws. Missing ones can hold rules about insurance deductibles, the standard unit or occupancy.
AskCan the property manager send every by-law, including any that were repealed or replaced?
For your information
5 itemsFacts from the package that help you understand the building.
The corporation has started a legal case for $18k
The Corporation claims $18,400 of unpaid common expenses, plus interest and costs, from the owner of Unit 3, Level 2 (a different unit). Court: Small Claims Court at Milton, Court File No. SC-26-00000999-0000. Status: A defence has been filed and a settlement conference is scheduled for October 2026.
“The Corporation claims $18,400 of unpaid common expenses, plus interest and costs.”
Cases the corporation brings, such as collecting unpaid fees from another owner, are common and are listed for completeness.
The building's insurance renews on December 1, 2026
Certificate of insurance No. MMI-2025-0999-C from Sample Mutual Insurance Company, policy MMI-CP-2025-0999, for the policy period December 1, 2025 to December 1, 2026, with property limit $78,500,000 and $10,000,000 general liability.
“December 1, 2025 to December 1, 2026, 12:01 a.m. standard time at the insured location”
Premiums and deductibles can change at renewal.
AskHave the renewal terms been set, and do the deductibles change?
71 of 186 units were rented out last year (38%)
The Corporation received notice under section 83 that 71 units were leased during the fiscal year preceding the certificate.
“The Corporation has received notice under section 83 of the Condominium Act, 1998, that 71”
The count only includes leases owners reported to the corporation, so the real number can be higher. No law sets a limit; some buyers and lenders look at a high share of rentals.
A change to the common elements is proposed ($310k)
The board has proposed, but not implemented, installation of an electric vehicle charging system in the underground garage at an estimated cost of $310,000, proposed to be funded from the operating budget, to provide shared EV charging for owners and residents.
“the board has proposed the installation of an electric vehicle charging system in the underground garage”
Substantial changes to the common elements, assets or services are listed so buyers know what is coming and how it will be paid for.
AskHow will it be paid for, and when?
Some utilities are billed separately
Suite electricity is sub-metered and billed directly to owners by Sample Metering Inc. and is not part of the common expenses; natural gas (central boilers and domestic hot water) and water are included in the common expenses. No rented equipment is mentioned.
“Suite electricity is sub-metered and billed directly to owners by Sample Metering Inc. and is not part of the”
Separately billed utilities and rented equipment are costs on top of the monthly fee.
AskWhat are the monthly costs, and which contracts pass to the buyer?
Nothing reported
The package reports nothing out of the ordinary for these.
- No arrears or lien on this unit¶ 5
- No charges added to this unit¶ 8
House rules
What the rules, by-laws and declaration say about how owners and tenants can use the unit.
- Pets
No more than two pets per unit; a dog must weigh less than 14 kg (about 31 lb) at maturity; pets must be leashed or carried on common elements and are not permitted in the fitness centre or party room; the board may require removal of a pet that is a nuisance or danger. p. 15
- Renting out
No unit may be leased or licensed for less than six consecutive months, and an owner who leases must notify the Corporation within ten days and give the tenant the declaration, by-laws and rules. p. 15
- Short-term rentals
Short-term rentals are prohibited, including short-term, transient, hotel or bed-and-breakfast use through Airbnb, VRBO or any similar service. p. 15
- Smoking
Smoking and vaping of any substance, including tobacco and cannabis, are prohibited in units, on balconies and terraces and anywhere on the common elements; the former registered-resident exemption ended January 1, 2022 and no exemption now applies. p. 15
- Barbecues
Only electric barbecues may be used on balconies and terraces; propane, natural gas and charcoal barbecues are prohibited, and only seasonal furniture and potted plants may be stored on a balcony. p. 16
- Flooring
Hard-surface flooring other than as originally installed requires prior written board approval, must be installed over an acoustic underlay meeting the board's specification, and the board may require a section 98 agreement registered on title. p. 16
- Renovations
Renovations beyond painting and minor repairs need prior written board approval; work may be done only Monday to Friday 9:00 a.m. to 5:00 p.m. excluding statutory holidays; contractors must show liability insurance and WSIB coverage, and water shut-offs need seven days' notice. p. 17
- Moving
Moves and large deliveries must be booked with the management office at least 72 hours in advance using only the service elevator, with a refundable $250 deposit, and are permitted Monday to Saturday 9:00 a.m. to 5:00 p.m. only. p. 16
- Noise
No owner or resident may create or permit noise that unreasonably disturbs others, particularly between 11:00 p.m. and 7:00 a.m. p. 16
- Parking
A parking unit may be used only for a private passenger vehicle in good running order with no storage of any kind; no washing or servicing in the garage; EV charging only from board-approved equipment; visitor parking limited to 24 hours with a permit. p. 16
- Occupancy
The declaration requires each residential unit to be used only as a private single-family residence, and each parking unit only for parking one private passenger vehicle, not storage. p. 10
- Other rules
The fitness centre is shared with Sample Standard Condominium Corporation No. 2, open daily 6:00 a.m. to 11:00 p.m.; residents under 16 must be accompanied by an adult. p. 17
Questions for your lawyer
- 1.What will it cost, how and when will it be paid for, and what would it mean for this unit's fees?
- 2.Has the new study been done or started, and has it found costs the old one did not?
- 3.What does the agreement require of the owner, and is it being complied with?
- 4.How does the board plan to cover the deficit?
- 5.What caused the increase, and is another one expected?
- 6.Is the work it paid for finished, and is any further assessment expected?
- 7.Has this been dealt with, and does it affect this unit?
- 8.Why is the balance behind the plan, and is a fee increase or special assessment being considered?
- 9.Why are contributions below the plan, and how will the gap be made up?
- 10.Is the full claim covered by insurance, and who pays the deductible and legal costs?
- 11.Does your own condo insurance cover a deductible of $100,000?
- 12.What share of the costs does this corporation pay, and are any shared repairs coming?
- 13.How will the operating deficit be recovered?
- 14.How will these projects be paid for?
Also noted
Reserve fund fell sharply during the year
The reserve fund went from $5,957,730 at April 30, 2025 to $1,792,640 at April 30, 2026 after $4,923,730 of expenditures, mainly $4,516,200 for garage membrane and ramp repairs.
Garage repairs cost more than the assessment
Note 3 states garage repair costs to April 30, 2026 total $5,128,600, of which $828,600 was funded from the reserve fund in addition to the $4,300,000 special assessment.
Accumulated operating fund deficit
The operating fund had a deficit of $128,915 for 2025–26, leaving an accumulated deficit of $84,210 at April 30, 2026, and the budget notes say no separate recovery of that deficit is included in the 2026–2027 budget.
Reserve contribution reduced below the funding plan
The 2026–2027 budget contributes $612,000 to the reserve fund, down from $640,000, while the Contribution Table shows $680,000 for that year.
Insurance costs rising
Budgeted insurance premiums increase 30.5% to $342,000, which includes an allowance for a further increase at the December 1, 2026 renewal; the 2025–26 actual premium was $301,460 against a $262,000 budget.
Large water-related deductibles charged to units
The policy carries $100,000 deductibles for water damage and sewer backup and $250,000 for flood, and By-law No. 7 charges the applicable deductible to the unit where the damage originates regardless of fault and adds it to that unit's common expenses.
Certificate deficit projection versus attached budget
Paragraph 9 states the budget may result in a deficit of $61,400, while the attached 2026–2027 budget shows total revenue equal to total expenses and reserve contribution of $2,486,900 with no deficit for the year.
Management agreement term and notice
The property management agreement with Sample Property Management Inc. runs May 1, 2024 to April 30, 2027, with fees of $118,800 for 2026–27, and either party may end it on 90 days' notice.
The certificate, paragraph by paragraphShow all 34Hide
- ¶ 1Mailing address: 100 Sample Street, Management Office, Oakville, Ontario L6K 0A0.p. 1
- ¶ 2Address for service is the same management office address.p. 1
- ¶ 3Property manager is Sample Property Management Inc., 200 Sample Street, Suite 300, Oakville; telephone (905) 555-0142.p. 1
- ¶ 4Lists five directors (President, Secretary, Treasurer and two directors) plus an assistant secretary who is an officer, not a director.p. 1
- ¶ 5Owner of Unit 7, Level 8 and Unit 44, Level B is not in default in common expenses; no certificate of lien registered.p. 2
- ¶ 6$742.18 is due September 1, 2026 for September 1 to 30, 2026 ($703.83 suite plus $38.35 parking).p. 2
- ¶ 7Prepaid common expenses for the unit total $0.00.p. 2
- ¶ 8No amounts required by the Act to be added to common expenses for the unit, except Nil.p. 2
- ¶ 9Budget for May 1, 2026 to April 30, 2027 is accurate and may result in a deficit of $61,400 due to utilities and insurance.p. 3
- ¶ 10Common expenses increased $47.25 per month (6.8%), from $694.93 to $742.18, effective May 1, 2026.p. 3
- ¶ 11Special assessment of $4,300,000 levied March 1, 2025 for garage repairs; unit share $15,643.40 paid in full.p. 3
- ¶ 12No knowledge of increases except a June 2026 engineer's report on hot water risers (Kitec), estimated $2.9 million, funding undecided.p. 4
- ¶ 13Reserve fund amounts to $1,846,220 as of July 31, 2026.p. 4
- ¶ 14Most recent study was Class 2 dated October 12, 2022 by Sample Building Science Ltd.; next study before October 12, 2025.p. 4
- ¶ 15Marked not applicable because a subsection 94 (9) notice has been sent to owners (see paragraph 16).p. 5
- ¶ 16Notice dated March 3, 2023; funding plan implemented except the current year contribution is $68,000 below the Contribution Table ($612,000 vs $680,000).p. 5
- ¶ 17No plans to increase the reserve fund under a subsection 94 (8) plan, except Nil.p. 5
- ¶ 18No outstanding judgments against the Corporation, except Nil.p. 6
- ¶ 19Two proceedings: defendant in a $1,250,000 slip-and-fall action, and plaintiff in an $18,400 common expense claim.p. 6
- ¶ 20No notice of, or application under, section 109 to amend the declaration and description, except Nil.p. 6
- ¶ 21No outstanding claim against the Ontario New Home Warranties Plan guarantee fund, except Nil.p. 6
- ¶ 22No court order in effect appointing an inspector or administrator.p. 6
- ¶ 23Unit is subject to a June 5, 2017 section 98 agreement (hardwood flooring, HR1500999); complied with; summary attached.p. 7
- ¶ 24Notice received that 71 units were leased during the preceding fiscal year.p. 7
- ¶ 25Board has proposed but not implemented an EV charging system in the garage, estimated $310,000 from the operating budget.p. 7
- ¶ 26The Corporation has secured all insurance required under the Act.p. 7
- ¶ 27Not applicable; the Corporation is not a phased condominium corporation.p. 7
- ¶ 28Not applicable.p. 7
- ¶ 29Not applicable; the Corporation is a standard condominium corporation.p. 7
- ¶ 30Lessor details not applicable; address and telephone shown as dashes.p. 7
- ¶ 31Not applicable.p. 7
- ¶ 32Not applicable.p. 7
- ¶ 33Lists the attachments: declaration extract, By-laws 5 and 7, rules, budget, audited statements, agreements list, insurance certificate, section 98 summary and the March 3, 2023 notice.p. 8
- ¶ 34Sets out the requester's rights to examine the paragraph 33 (c) agreements and obtain copies for a reasonable fee.p. 8
What was in the file
- pp. 1–8Status certificate under subsection 76 (1)
- pp. 9–12Declaration (extract) with Schedules D and F
- pp. 13–14By-laws index, By-law No. 5 (standard unit) and By-law No. 7 (insurance deductibles)
- pp. 15–17Rules consolidated to November 15, 2023
- pp. 18–19Operating budget May 1, 2026 to April 30, 2027 and notes to owners
- pp. 20–23Audited financial statements for the year ended April 30, 2026
- p. 24List of current agreements (paragraph 33 (c))
- p. 25Certificate of insurance, Sample Mutual Insurance Company
- p. 26Summary of agreement under clause 98 (1) (b) — Unit 7, Level 8
- pp. 27–30Notice of future funding of the reserve fund dated March 3, 2023
Every document the certificate should come with was found.
How this brief was made
The whole file was read by an AI model (Claude, from Anthropic), including 8 scanned pages read from the page images. A quote marked ✓ was matched word for word against the text of the page it names; scanned pages have no text to match, so they are marked as scans. The levels (raise, ask, note) come from fixed written rules applied to the facts found, not from the AI's own judgment.
This is not legal advice. It is an automated summary of the documents you uploaded, not a lawyer's review of your status certificate. It can miss or misread things. Give the full package to your Ontario real estate lawyer before you waive any condition.