BEFORE WINTER

By Véronique Martel

Severe weather events are becoming increasingly frequent, and repair costs continue to rise. In 2025, they caused more than $2.4 billion in insured damage across Canada, according to the Insurance Bureau of Canada. For Syndicates of Co-owners, this reality calls for greater attention to building vulnerabilities before they are put to the test by winter.

Fall is the ideal time to take action. A few targeted checks can still help identify and address potential problems before freezing temperatures, snow, thaws, and heavy precipitation set in.

WHERE WATER FINDS ITS WAY IN

Major losses often begin with an overlooked detail: a clogged drain, a deteriorating seal, a poorly positioned downspout, or a seemingly insignificant crack.

During heavy rainfall or a thaw, even a small opening can allow water to infiltrate a wall, ceiling, or several units. When moisture goes unnoticed, it may already have contributed to mould growth, corrosion, or material deterioration before being detected.

In the fall, Syndicates of Co-owners should pay particular attention to drains, seals, openings in the building envelope, and water drainage around the property. Board members are not expected to diagnose problems themselves, but rather to identify irregularities and seek professional assessments when necessary.

Patrick Ouellet, an engineer specializing in the maintenance and rehabilitation of structures, particularly concrete, wood, and historic masonry, offers valuable advice:

“Anything that allows water to infiltrate or causes water or snow to accumulate against a building or structure can accelerate the deterioration of its components. The first priority is waterproofing details (which fall under architecture: roofing, membranes, exterior cladding, and the sealing of doors and windows), as these protect the structure. Next, attention should immediately turn to cleaning gutters and correcting ground slopes (water must be able to drain away from the building). Temporary structures, such as shelters and awnings, where snow can accumulate, must also be considered.”

WHEN ESSENTIAL EQUIPMENT FAILS AT THE WORST POSSIBLE TIME

Some equipment goes unnoticed as long as it functions properly: sump pumps, drains, backwater valves, heating and ventilation systems, or leak detection devices. However, a failure can become critical during a power outage, heavy rainfall, a thaw, or a period of extreme cold.

Before winter, Syndicates of Co-owners should verify that these systems are functioning properly and have been adequately maintained, drain outdoor faucets, protect pipes exposed to freezing temperatures, and ensure that shut-off valves remain accessible.

They should also establish or review a simple emergency procedure: Who should be contacted? Where can the water supply be shut off? How can co-owners be reached quickly? When an incident occurs, the first few minutes matter.

Winter does not always create problems; it often reveals or amplifies existing weaknesses. An inadequately protected pipe may burst, poor ventilation may increase condensation, and freeze-thaw cycles may widen cracks.

Unusual condensation, corrosion, temperature fluctuations, stains, or persistent odours do not necessarily indicate a loss, but they may signal the need for an inspection. Waiting rarely costs less.

PREVENTION ALSO MEANS KNOWING YOUR BUILDING BETTER

Insurance comes into play after a loss; it does not replace maintenance or planning. A building's claims history, overall condition, and preventive measures can influence an insurer's risk assessment. However, thorough documentation serves a purpose well beyond insurance renewal.

It helps demonstrate maintenance and corrective work carried out, provides useful information to co-owners, prospective buyers, their brokers and lenders, and gives professionals and contractors reliable information to update assessments, prepare specifications, and plan future work. This institutional knowledge prevents each new stakeholder from having to start from scratch.

This is precisely where the maintenance logbook becomes essential.

Since August 14, 2025, the Civil Code of Québec has required boards of directors to have a maintenance logbook prepared, keep it up to date, and have it reviewed periodically. The logbook records completed and upcoming maintenance work, while the contingency fund study provides for major repairs and replacements over a period of at least 25 years.

For most existing Syndicates of Co-owners, both the maintenance logbook and the contingency fund study must be obtained no later than August 15, 2028.

These documents are more than administrative obligations. When used together effectively, they become genuine integrated planning tools that benefit both the Syndicate of Co-owners and individual co-owners. After all, predictability lies at the very heart of preparedness.

Some findings, however, require immediate action. Knowing your building makes it possible to respond quickly and effectively.

“For example, it is essential to address cracks that could allow water to enter the building. It is especially important to avoid a band-aid approach, such as simply covering or injecting a crack. Instead, the underlying cause of the cracking must be identified and addressed before repairs are made,” explains the engineer, who has more than 30 years of experience.

Mr. Ouellet is also an instructor in the training program leading to the Certification in Co-ownership Property Management, offered by ESG+ in partnership with the RGCQ.

“It cannot be emphasized enough: Syndicates of Co-owners always make the right decision when they choose to consult a professional whenever an unusual condition appears in their building,” he insists.

THE BEST INSURANCE IS STILL A WELL-MAINTAINED BUILDING

A Syndicate of Co-owners cannot prevent every storm, power outage, or equipment failure, but it can limit their consequences.

Prevention does not mean inspecting everything yourself. It means identifying the building's main vulnerabilities, entrusting inspections to qualified professionals, and following through on recommendations and corrective measures.

The maintenance logbook and contingency fund study provide structure to this process over time. They document the building's condition and history, identify maintenance requirements, inspections, major repairs, and replacements, and facilitate the planning and monitoring of necessary work.

A few hours spent assessing the building this fall could prevent weeks of repairs, disputes between co-owners, and costly insurance claims.

When it comes to preventing losses, the best insurance is often what has been inspected, maintained, and repaired before winter exposes the problem.

SMALL CO-OWNERSHIPS: START WITH THE ESSENTIALS

A small co-ownership often has relatively few common portions and more limited resources. This apparent simplicity can create the impression that planning is less necessary, even though the Syndicate of Co-owners remains subject to the same obligations and a localized defect can cause significant damage.

Before winter, a small co-ownership can take several practical steps:

• Conduct a visual walkthrough of the building, take photographs, and record observations.

• Clear drains and gutters and verify that water drains properly.

• Test essential equipment and locate water shut-off valves.

• Document irregularities, maintenance work, and invoices.

• Budget for urgent corrective work and promptly request quotes.

In very small co-ownerships, inviting one person from each unit to participate in the walkthrough can help build a shared understanding of the building's condition and priorities.

The best prevention plan is not necessarily the most complex. It is the one that assigns responsibilities, establishes deadlines, and ensures proper follow-up.