Know Your Strata · Ontario
The rules boards get wrong most often — the notice count, the quorum number and the four different voting thresholds, each with the section it comes from and the trap that catches boards.
Ontario runs two notices, not one. Counting only the 15 days is how a board sends the Preliminary Notice too late to save the meeting.
| 15 days | The Notice of Meeting must be given at least 15 days before the day of the meeting. | s. 47(1)(b) |
| + 20 days | The Preliminary Notice must be given at least 20 days before that Notice of Meeting. | s. 47(1)(c) |
| = 35 days | Before the meeting date, for the Preliminary Notice to go out. The same two counts apply to an AGM, a turn-over meeting and any other business — s. 47(1) does not vary them by meeting type. | ss. 45.1, 47(1) |
Watch out for: when owners requisition a meeting, s. 46(4)(b) gives the board 35 days to call and hold it, and the 15 and 20 day minimums still apply inside that cap. CAO recommends sending the Preliminary Notice within 5 days of the requisition, but that is guidance, not a section of the Act — and 5 plus 20 plus 15 is 40 days, which does not fit inside the 35-day cap at all. If the board misses the cap, s. 46(5) lets a requisitionist call the meeting, to be held within 45 days.
Do the math: knowyourstrata.com/on/notice-of-meeting-deadline — notice deadline calculator
Quorum is a share of the units in the corporation, not a share of the people who turn up. The reduced number is an exception, and a narrow one.
| 25% | Of the units in the corporation, owned by the owners present. The flat default, with no fallback. | s. 50(1) |
| 25 / 25 / 15 | First attempt, second attempt, then third or later — but only for an annual general meeting (s. 45(2)) or a turn-over meeting (s. 43). | s. 50(1.1) |
| Still 25% | Every other meeting, including one requisitioned by owners under s. 46. Repeated attempts do not unlock a lower number. | s. 50(1) |
Watch out for: a by-law registered under s. 56(9) can hold quorum at 25% throughout and take the third-attempt drop away entirely (s. 50(1.2)). Check your registered by-laws before you rely on 15%, and read the list in s. 50(1) carefully — a requisitioned meeting is not on it, which is the single thing boards most often get backwards here. And count the right units: separate parking, storage and service units are left out of the 25% (O. Reg. 48/01 s. 1.1, read with s. 49(3) of the Act), so 200 suites and 150 parking units need 50 units present, not 88.
Do the math: knowyourstrata.com/on/quorum — quorum calculator
Ontario has no single condominium voting threshold, and the sections sit a long way apart in the Act. Using the wrong bar is how a decision gets unwound later.
| Majority of all units | A by-law, in general. In a 200-unit corporation that is 101 owners in favour, however many turn up. | s. 56(10) |
| Majority present | A by-law on the prescribed list — a majority of those present in person or by proxy. | O. Reg. 48/01 s. 14(2) |
| No owner vote | A rule. The board makes it and gives notice; owners do not vote to bring it into force. | s. 58(6), (7) |
| 66 2/3% | A substantial change to the common elements, assets or services. | s. 97(4), (5) |
| Notice + 30 days | A change that is not substantial: notice to owners, then 30 days. | s. 97(3) |
| 90% / 80% | Amending the declaration: 90% written consent for a listed matter, 80% for anything else. | s. 107(2)(d), (e) |
Watch out for: s. 56(10) reads "the owners of a majority of the units in the corporation, or such other number of owners that is prescribed", and almost everyone drops the middle clause. That prescription exists: O. Reg. 48/01 s. 14(2) sets the other number at a majority of those present or by proxy, for the by-laws it lists. A board that applies the wrong one either fails a by-law it actually passed, or registers one it did not. Under O. Reg. 48/01 s. 1.1, the majority of units in s. 56(10) and the 66 2/3 per cent in s. 97(4) leave out separate parking, storage and service units.
Do the math: knowyourstrata.com/on/voting-threshold — voting threshold checker
You have the sheet. The reason it can be trusted is that the Condominium Act and O. Reg. 48/01 version lists are re-checked against e-Laws each Monday. Subscribe and you hear when one of them changes, with the citation — including the amendments that land on 31 December 2026. Free, and no more than the occasional email.
You will hear from us when a section on this sheet moves — see the monitoring record