The 2026 and 2027 owners' meeting changes, explained for Ontario boards

What the rules already require

The dates below build on obligations boards already have. A corporation must hold its annual general meeting within six months of the end of its fiscal year. Before an owners’ meeting, the board sends a preliminary notice at least 20 days before the notice of meeting, and the notice of meeting at least 15 days before the meeting itself. What 2027 adds is not a new duty to send these notices; it is a place for an owner to take the dispute when a board gets them wrong.

December 31, 2026: requisitions and non-leased voting units

Requisitioned meetings

• Owners who requisition a meeting use a mandatory requisition form published by the Condominium Authority of Ontario (CAO). It carries standard information: the purpose of the meeting, the names and signatures of the requisitioning owners, and contact details for their designated representative.
• The board has 20 days from receiving the requisition to respond, and sends its response to the designated representative using the contact information on the form.
• A requisition can be delivered by mail or courier to the manager or deposited in the corporation’s mailbox, and by email or fax only if the board has decided those methods are acceptable.

Board positions for non-leased voting units

The optional board position that used to be reserved for owner-occupied units becomes a position reserved for non-leased voting units. A unit is treated as non-leased unless the corporation’s records show it is leased, or the corporation has received notice that its owner has rented it out. When a meeting will elect or remove a director in one of these positions, the corporation must give owners additional information about eligibility and how the vote works.

July 1, 2027: owners’ meeting disputes reach the Tribunal

From that date, an owner can apply to the Condominium Authority Tribunal about:

• whether the corporation held a meeting it was required to hold, including the AGM;
• whether preliminary notices and notices of meeting went out within the required timelines, and whether they contained what the rules require;
• whether owners were told about their right to requisition a meeting;
• what the board did with material an owner submitted for a meeting notice;
• when a meeting has to be held; and
• whether an owner who had to call a requisitioned meeting themselves, because the board did not, should be reimbursed reasonable costs.

The Tribunal will not hear disputes about what happens at the meeting itself: how votes were conducted, proxies, advance voting or ballots, or applications that combine those issues with the ones above. Those stay where they are today.

The same package of changes raises the most the Tribunal can award in damages from $25,000 to $50,000. Counsel summaries of the regulations note that the higher limit applies to cases already underway.

What does not change

Compliance disputes, the letters a board sends under sections 117 and 119 of the Condominium Act, 1998, and how the Tribunal decides them are not part of this package. The Tribunal still decides in writing, on documents. What changes is how many board decisions can reach it, and the higher damages limit raises the stakes on all of them. For the compliance side, our section 117 and 119 guide and the CAT-ready evidence package still apply as written.

What a self-managed board should set up now

• Put the AGM deadline on the calendar. Work back from the end of the fiscal year: six months to hold the AGM, 15 days for the notice of meeting, 20 days before that for the preliminary notice. Minute the dates.
• Keep every meeting notice as a record, not a memory. A dated copy of each preliminary notice and notice of meeting, how it was delivered, and to whom, filed where the next board can find it.
• Decide how requisitions come in before one arrives. Who receives them, whether the board accepts email or fax, and who watches the 20-day clock. Minute the decision so it is on record.
• Bring the leasing records up to date. With board positions tied to non-leased units, the corporation’s records of which units are leased decide who can run and vote for those seats.
• Keep the compliance file in the same shape. A board that can show a dated, delivered record for its meeting notices should be able to show the same for its compliance letters. The habit is the same one.

Sources and how to check them

This guide is built from Ontario condo counsel summaries of the regulations filed in July 2026: Shibley Righton and Lash Condo Law, with the existing AGM and notice timelines from the CAO’s owners’ meeting pages. Before relying on any detail, read the amended Condominium Act, 1998 and its regulations on e-Laws or ask your corporation’s lawyer, and watch the CAO site for the requisition form itself.