Toronto Condo Renovation Approval Checklist | Sam Kamra

Build the renovation record before listing

The direct answer is that a Toronto condo seller should list every material renovation, identify whether it affected the unit or common elements, and assemble the corporation approvals, section 98 agreements, permits, plans, invoices and warranties before marketing begins. The goal is not to call every cosmetic change a major alteration; it is to make accurate statements and give the lawyer enough time to resolve gaps.

Start with a room-by-room timeline covering flooring, walls, plumbing, electrical, HVAC, windows, doors, balconies, terraces, lockers and parking equipment. Record who performed the work, approximate dates and what documents remain. Sam Kamra recommends separating confirmed facts from memory so listing copy and buyer responses do not overstate approval, quality or legal compliance.

Determine what the corporation needed to approve

The corporation's declaration, by-laws and rules may require notice or approval for work inside a unit, including specified materials, sound ratings, plumbing changes, electrical work, contractor insurance, elevator bookings and permitted work hours. Review the version of the documents that applied when the work occurred as well as current requirements. A neighbour completing similar work is not evidence that the seller's project was approved.

Common elements require particular attention. Section 98 of Ontario's Condominium Act provides that an owner may alter or improve common elements only through the statutory process, including board approval and an agreement allocating costs and responsibilities. Exterior walls, windows, balcony surfaces, railings, HVAC penetrations and other components may be common elements even when reached only through the unit. Ask the corporation and lawyer to confirm the boundary rather than relying on appearance.

Verify every section 98 agreement

A section 98 agreement should address costs, repair after damage, maintenance, insurance and other required matters. Under the Act, the agreement does not take effect until the applicable approval conditions are met and it is registered against title to the unit. It binds the unit and can be enforced against successors, which makes it directly relevant to a buyer and the closing file.

Order a current parcel register through the lawyer and compare registered agreements with management's records and the physical improvements. Confirm who must maintain the feature, what insurance is required, whether the corporation can demand removal, and how future replacement costs are allocated. The Toronto condo seller status-certificate checklist supports the related records review. Sam Kamra's property guidance can help organize practical questions, while additional GTA resources support broader sale preparation.

Reconcile permits, contractors and insurance

Corporation approval does not replace municipal permits, and a building permit does not replace corporation consent. Search the City record for work that may have required a permit, then ask qualified professionals about missing inspections or closed permits. Preserve drawings, engineer letters, electrical notifications, plumbing records, contractor invoices, warranties and before-and-after photographs without presenting them as guarantees beyond their terms.

Tell the insurer about improvements and confirm which components are owner improvements under the standard-unit definition. Review whether a claim, leak, chargeback or repair affected the work. If flooring was changed, locate acoustic specifications and approval. If plumbing or electrical systems were altered, identify shutoff, panel and access details. Correct inaccurate records before listing where possible, and obtain legal advice before contacting the corporation about unapproved work.

Disclose accurately and close with a complete file

Have the lawyer and real-estate professional review proposed statements about renovation dates, permits, approvals, warranties and included fixtures. Do not market work as professionally completed, permitted or corporation-approved without evidence. If approval is missing or uncertain, decide with counsel whether to seek retrospective approval, remove or remediate the work, adjust the agreement, or disclose the unresolved issue with appropriate language.

Give the closing team the governing documents, approval letters, board resolutions where available, section 98 agreements, registrations, permits, final inspections, plans, warranties, invoices and correspondence. CB Herald's discussion of Sam Kamra and public LTB data illustrates evidence-based review, while Barchart's report on the RealEstateBuyer.ca launch covers Sam Kamra's broader property-services work. The conclusion is practical: inventory, verify, reconcile and disclose before buyers begin asking. Take the completed file to the lawyer and listing professional before the property goes live.

Questions and answers

Toronto Condo Sellers FAQ

Does every Toronto condo renovation require board approval?

Not necessarily, but the declaration, by-laws and rules may require notice or approval for many types of unit work. Changes to common elements generally require the section 98 process.

What is a section 98 agreement in an Ontario condo?

It is an agreement between the owner and corporation for an approved change to common elements that allocates costs and responsibilities such as maintenance, repair after damage and insurance.

Does a section 98 agreement affect the buyer?

Yes. Once effective and registered, the agreement binds the unit and is enforceable against successors, so buyers and their lawyers should receive and review it.

Is condo approval the same as a Toronto building permit?

No. Corporation approval and municipal permit compliance are separate. Depending on the work, a seller may need evidence from both processes.

What should a seller do about an unapproved condo renovation?

Obtain legal advice promptly. Depending on the documents and work, options may include retrospective approval, professional review, remediation, removal or accurate disclosure in the sale process.

Authoritative sources

This article provides general information, not legal, tax, mortgage or financial advice. Confirm figures and eligibility with the appropriate professional and current official sources.