Special Assessments in Alberta Condos

What a special assessment is

Condo corporations fund big repairs from the reserve fund, which Alberta law requires every corporation to keep, backed by a reserve fund study and a funding plan (Condominium Property Act s.38; the Regulation requires a new study and plan at least every five years, s.30). When a project costs more than the reserve holds — or something unexpected happens — the corporation can levy a special levy: a one-time charge split among owners, usually by unit factor.

In Alberta the board approves a special levy by resolution, and owners don't vote — unless the levy pays for a capital improvement, which first needs a special resolution of at least 75% of owners and 75% of unit factors (Act s.39.1; Government of Alberta). The resolution must state the purpose, the total amount, how each unit's share is set and when it's due; owners must be told as soon as possible, and any money left over goes into the reserve fund. A levy can pay for unexpected and urgent repairs, an operating shortfall, topping up the reserve fund to meet its plan, a capital improvement or a court judgment (s.39.1(2)). It is payable on the terms of the resolution, and the corporation can register a caveat against a unit for an unpaid levy (s.39.2).

Common causes in Calgary buildings

• Building envelope: leaking windows, failing cladding, or balcony membranes that need waterproofing.
• Roofs and parkades: Global News reported in May 2026 that Calgary levies often pay for roof replacements, balcony waterproofing and parking garage repairs; road salt and freeze-thaw cycles are hard on parkade slabs and membranes.
• Insurance deductibles after a hailstorm, flood or major water loss. See hail and condo insurance.
• Elevators, boilers and plumbing risers reaching the end of their lives in older high-rises.
• Underfunded reserves: years of fees set too low catch up all at once. Condo professionals quoted by Global News described a post-COVID "catch-up" of delayed work and inflation.
• Legal costs from disputes with developers, contractors or owners.

Warning signs in the condo documents

How buyers protect themselves

1. Make your offer conditional on reviewing the condo documents, and actually read the last two years of minutes. See our condo document review guide.
2. Ask directly whether any special levy has been approved, proposed or discussed.
3. Agree in the contract who pays any levy approved before possession. Your REALTOR® and lawyer will word this.
4. Budget a buffer if the building has major work coming, or negotiate the price to reflect it.
5. Prefer well-funded buildings: a slightly higher fee with a healthy reserve is usually the safer buy.