For Condo Syndicates
A Contractor Who Knows How a Syndicate Works
You've just learned that it's the syndicate that has to act. That's correct: after a loss it is the syndicate that must step in and have the work carried out to repair the damage and preserve the building, and it is the syndicate's insurer that takes the file first. What's left is the part nobody explains — who does the work, in an occupied building, and how it gets invoiced. Our line is answered 24/7.
What a board actually needs
Six things, and they're always the same.
A scope that separates common from private
That boundary is what the adjuster has to rule on. We draw it in the quote rather than leaving it to be negotiated afterwards, which avoids the round trip that stalls the file.
Photo documentation, before and after
Dated, from the first day to the last. The board needs it for its members, the insurer for its file, and nobody can reconstruct it later.
Invoicing your insurer can process
Itemised, separated by line, readable by someone who wasn't on site. A lump-sum quote with no detail gets refused by the adjuster and comes back to the board.
Work in an occupied building
Containment, protection of common corridors, and noisy phases scheduled to agreed hours. The neighbours stay home during the work — that's a planning constraint, not a surprise.
Insurance and certificates
Comprehensive liability insurance on every job, with certificates available on request for your vendor files.
A one-year written warranty
On workmanship, in writing, handed over with the final invoice.
The grey zone, and how we handle it
In almost every water loss in a co-ownership there is a space nobody claims: the drywall, the insulation, the flooring. The syndicate's policy answers for the building; the co-owner's, for their improvements. In between, the material stays wet while the question gets settled.
Our position is simple and not at all legal: we dry first, because drying is mitigation and the EPA's 24-to-48-hour mould benchmark doesn't pause for discussions. Then we hand over a written scope with the separation already drawn, so both files can move in parallel rather than one after the other.
We don't decide what's covered. We keep the question from costing a week of drying.
Worth reading before your next meeting
- Who actually pays for a condo water loss in Quebec
- What Bill 16 requires of your syndicate, and by when
- What actually moves an insurance claim
A quote your board can table
Send us the loss notice and a few photos. We come back with a written scope you can put in front of the next meeting.
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