Board questions
Meetings, voting and proxies: annual general meetings, quorum, resolutions and minutes
These answers cover what Alberta's Condominium Property Act, its Regulation, Service Alberta and Alberta.ca say about general meetings, quorum, votes, proxies, resolutions, notices and minutes. Section numbers refer to the Act as consolidated to May 14, 2026 and the Regulation as consolidated to February 15, 2026. Rules taken from the default bylaws are marked as such, because a corporation with its own registered bylaws may have a different rule. Whether a particular meeting or vote was valid is a question for the corporation's lawyer.
Last reviewed . General information for condominium boards, not legal or engineering advice.
At a glance
- The Act says each annual general meeting after the first must be convened no later than 15 months after the previous one, and, subject to the regulations, written notice is required no less than 14 days before the meeting.
- The Regulation's default bylaws say a general-meeting quorum is not less than 25% of those entitled to notice, present in person or by proxy; Service Alberta says they do not apply where a corporation has registered its own bylaws.
- The Act defines an owner vote as one vote per owner and a unit factor vote as one based on unit factors; the Regulation says the unit factors for all units in the parcel total 10,000.
- The Regulation says a proxy is invalid unless it shows at least the giver's name, unit number and signature, the holder's name and the date, and that it expires no later than 6 months after it was given.
- At a meeting, the Act's ordinary resolution needs a majority of those present or represented who are entitled to vote; its special resolution needs at least 75% of all entitled to vote, representing at least 75% of total unit factors.
- Within 60 days after an annual general meeting, the Regulation requires the corporation to give each owner the approved minutes, or draft minutes if none have been approved.
Questions and answers
When must an Alberta condo corporation hold its annual general meeting?
Section 30 of the Condominium Property Act says the first annual general meeting must be convened by the board no later than 12 months after the plan is registered. Under the same section, each later meeting must be convened annually, no later than 15 months after the one before.
Where the default bylaws in Schedule 4 to the Condominium Property Regulation apply, section 27 of those bylaws separately says that, on and after July 1, 2020, each annual general meeting shall occur within 90 days after the beginning of the fiscal year. Section 27 does not say what follows if the 90 days pass. Service Alberta says a corporation with its own registered bylaws does not use the default bylaws, even where its own bylaws are silent.
Next step. Check your registered bylaws for a timing rule, and ask the corporation's lawyer what to do if a meeting is running late.
Sources: Condominium Property Act, Condominium Property Regulation, Condominium rules
How much notice of an annual general meeting must owners get, and what documents must they receive before it?
Subject to the regulations, section 30(3) of the Condominium Property Act requires written notice of an annual general meeting to each owner no less than 14 days before the day the meeting is to be convened. The same section requires notice to any mortgagee who has given written notice under section 26(3).
Subject to the regulations, section 30(4)(b) also requires the corporation to provide each owner with copies of the financial statements, an annual report on the reserve fund and the annual budget. That must be done no less than 14 days before the day the meeting is to be convened. Section 71.1(2) separately says when service is deemed to have been effected. Whether that rule sets the start of the 14 days is a question for the corporation's lawyer.
Next step. Read the corporation's registered bylaws for any rule on meeting notice, and keep a dated record of how and when each notice and financial package was sent.
Sources: Condominium Property Act
How is a special general meeting of an Alberta condominium called, and can owners require one?
The board can convene one by written notice to each owner no less than 14 days before the day the meeting is to be convened, subject to the regulations, says section 30.1 of the Condominium Property Act. Owners whose units represent at least 15% of the total unit factors can also require the board to convene one by a written request.
A notice for a special general meeting must include the purpose, including the proposed wording of any resolution. The owners' request must include the nature of the business. A meeting required by that request must be convened within 30 days of receiving the request, and if the board does not convene it, the owners may.
Next step. Note the date a written request arrives, because the 30 days run from receipt.
Sources: Condominium Property Act, Resolving condominium disputes
What is quorum at a general meeting or a board meeting of an Alberta condominium?
Where the default bylaws in Schedule 4 to the Condominium Property Regulation apply, a quorum for an annual or other general meeting is not less than 25% of all the persons with a right to receive notice, present in person or represented by proxy. Under the same bylaws, a quorum for a board meeting is a majority of the board's members.
Service Alberta says the default bylaws apply to corporations that do not have their own bylaws registered with Land Titles, and that a corporation with its own registered bylaws does not use them, even where its own bylaws are silent.
Next step. Read the corporation's registered bylaws for a quorum rule before a meeting is called, and ask the corporation's lawyer what applies if they are silent.
What happens if there is no quorum when an Alberta condo general meeting is due to start?
Where the default bylaws in Schedule 4 to the Condominium Property Regulation apply, a general meeting is adjourned for a week if no quorum is present within 30 minutes of the time appointed for it to start. Section 20(3) says an annual general meeting or a general meeting then stands adjourned to the corresponding day in the next week at the same place and time.
If a quorum is still not present within 30 minutes at the adjourned meeting, the persons with a right to vote who are present or represented by proxy constitute a quorum for that meeting. Section 20(3) does not say how the adjourned meeting is to be notified. Service Alberta says a corporation with its own registered bylaws does not use the default bylaws, even where its own bylaws are silent.
Next step. Check your registered bylaws for a quorum rule, and ask the corporation's lawyer what notice an adjourned meeting needs.
Can an Alberta condominium hold a general meeting or board meeting online?
Yes, unless the corporation's bylaws expressly provide otherwise, says section 31(1) of the Condominium Property Act. A person entitled to attend a meeting of the corporation or its board may attend electronically, and a meeting may be held entirely by electronic means. A person attending electronically is deemed to be present in person for all purposes under the Act.
Service Alberta's August 17, 2026 fact sheet says that if a corporation's bylaws prohibit electronic meetings, the amendments to the Act do not automatically change the bylaws to allow them.
Next step. Read your bylaws for any clause on electronic meetings before planning an online or hybrid meeting.
Sources: Condominium Property Act, General meetings for condominium corporations
How can an Alberta condo corporation serve a notice on an owner, and when does service count?
Section 71.1(1) of the Condominium Property Act says a corporation may serve a document, including a written notice or request, on an owner by personal service, by ordinary or recorded mail, or by electronic means. Mail is addressed to the owner's address as registered at a land titles office or to an alternative address for service the owner has provided to the corporation.
Electronic service is to an electronic address the owner has specifically provided for information to be sent that way. Under section 71.1(2), service is deemed to have been effected on the date acknowledgment of receipt of recorded mail is signed, 7 days after the date the document is sent by ordinary mail, or 24 hours after it is sent by electronic means. Whether those dates set the start of the 14-day notice period for a meeting is a question for the corporation's lawyer.
Next step. Keep a record of how and when each notice was sent, and check which addresses each owner has registered or provided.
Sources: Condominium Property Act
What are an owner vote and a unit factor vote at an Alberta condominium meeting?
An owner vote gives each owner one vote, and a unit factor vote counts votes by the unit factors for an owner's unit or units, says section 26 of the Condominium Property Act. Subject to section 26(1.2) to (1.4), voting at a general meeting is conducted as an owner vote (or, if the bylaws provide, on another basis) or as a unit factor vote.
Under section 26(1.4), if a person entitled to vote demands a unit factor vote before the results of an owner vote (or a vote on another basis under the bylaws) are announced, that vote is nullified and a unit factor vote is held. In an owner vote, section 26(1.2) gives each co-owner of a unit one vote, and a person who owns more than one unit has one vote and may not assign proxies to multiple persons.
Next step. Check what the bylaws say about voting before the meeting, and be ready to count by unit factors if a person entitled to vote demands it.
Sources: Condominium Property Act
What is a unit factor in an Alberta condominium, and who decides how many a unit has?
A unit factor is a number assigned to each unit, and Service Alberta's March 2026 'Owning a Condominium' tip sheet says the developer assigns it when registering the condominium plan. Section 6 of the Condominium Property Regulation says the unit factors for all the units in the parcel must add up to 10,000.
Section 8(1)(j) of the Act requires every plan presented for registration as a condominium plan to have a schedule endorsed on it specifying in whole numbers the unit factor for each unit. The tip sheet adds that developers must disclose how they determined it on a schedule attached to the plan. Unit factors count at meetings: a unit factor vote is counted on them, owners whose units represent at least 15% of the total can require a special general meeting, and one of the two 75% tests for a special resolution uses them.
Next step. Find your unit's unit factor in the schedule to the condominium plan, because it sets the weight of your unit in a unit factor vote.
Sources: Condominium Property Regulation, Condominium Property Act, Owning a Condominium
Can an owner be stopped from voting at an Alberta condominium general meeting?
Yes. Section 26(5) of the Condominium Property Act says neither an owner nor a mortgagee may exercise the voting power the Act or the regulations give the owner in two cases. Either a contribution payable for the owner's unit, or any other obligation owing to the corporation for the unit or the common property, is in arrears for more than 30 days before the day the power of voting may be exercised.
The Act also bars the corporation from voting a unit it owns, except on a special resolution, where its vote follows the majority of the other votes cast (section 26(1.5)). Where the default bylaws apply, their section 29 says an owner's right to vote has no restrictions or limitations beyond those in the Act and the Condominium Property Regulation. Service Alberta says a corporation with its own registered bylaws does not use the default bylaws.
Next step. Check before the meeting which owners will have been in arrears for more than 30 days before the day of the vote, and see special levies for how the rule bears on a levy vote.
Sources: Condominium Property Act, Condominium Property Regulation, Condominium rules
What happens if a vote at an Alberta condo general meeting or board meeting is tied?
Where the default bylaws in Schedule 4 to the Condominium Property Regulation apply, a tied vote at an annual general meeting or a general meeting means the resolution does not pass (section 25). At a board meeting, section 12 of the same bylaws gives the chair a casting vote in a tie, in addition to the chair's original vote.
Section 12 also says all matters at board meetings are determined by majority vote. Section 25 does not say how a tie at a general meeting is broken or whether the matter can be put again. Service Alberta says a corporation with its own registered bylaws does not use the default bylaws, even where its own bylaws are silent.
Next step. Check your registered bylaws for a tie-vote rule, and ask the corporation's lawyer whether a tied resolution can be put again.
What is the difference between an ordinary resolution and a special resolution in Alberta?
At a properly convened meeting, an ordinary resolution is one passed by a majority of all the persons present or represented by proxy who are entitled to vote, says section 1(1)(r) of the Condominium Property Act. A special resolution is one passed by not less than 75% of all the persons entitled to vote, representing not less than 75% of the total unit factors (section 1(1)(x)).
Each definition also has a written route that does not need a meeting. Where the default bylaws apply, section 26(1) of those bylaws says that, at an annual general meeting or a general meeting, all matters except those requiring a special resolution shall be determined by ordinary resolution. Service Alberta says a corporation with its own registered bylaws does not use the default bylaws.
Next step. Ask the corporation's lawyer which kind of resolution a proposal needs before the notice of meeting is drafted.
Sources: Condominium Property Act, Condominium Property Regulation, Condominium rules
Can owners pass a resolution without holding a meeting in Alberta?
Yes. Section 26(6) of the Condominium Property Act says that, instead of convening a meeting to vote, an ordinary resolution may be passed by being signed as described in section 1(1)(r). A special resolution may be passed by being agreed to in writing as described in section 1(1)(x).
Section 1(1)(r)(ii) requires signatures from a majority of all the persons who would be entitled to vote at a properly convened meeting and who represent more than 50% of the total unit factors. Section 1(1)(x)(ii) requires written agreement by not less than 75% of all those persons, representing not less than 75% of the total unit factors.
Next step. Ask the corporation's lawyer to confirm that the signatures or written agreements meet the Act's definitions before relying on a written resolution.
Sources: Condominium Property Act
What must a proxy contain to be valid at an Alberta condominium meeting, and how long does it last?
Section 31.3(1) of the Condominium Property Regulation says a proxy is invalid unless it is electronic or on paper and shows at least the giver's name, unit number and signature, the name of the individual receiving it, and the date it was given. Under section 31.4, a proxy expires no later than 6 months after it was given.
It expires sooner if it states an earlier expiry date or the giver stops being an owner or mortgagee of the unit. For an owner or mortgagee that is not an individual, the signature must be that of a person authorized to sign for it. Another rule, in section 31.2(3) of the Regulation, can also make a proxy invalid.
Next step. Check each proxy's form, date and expiry before the meeting, and keep the forms with the meeting records.
Sources: Condominium Property Regulation
Can a property manager or corporation employee hold an owner's proxy in Alberta?
Only if the proxy is limited to establishing quorum, says section 31.2(3) of the Condominium Property Regulation. A proxy is invalid if it is given to a condominium manager or employee of either the corporation or a management company retained by the corporation, unless it contains a limitation that it was given only for the purposes of establishing quorum for a meeting.
The subsection uses the terms 'condominium manager' and 'employee' and does not say who counts as either beyond those words.
Next step. If proxies are being made out to a manager or staff, check each one for the quorum-only limitation before the meeting.
Sources: Condominium Property Regulation
How long must an Alberta condo corporation keep the proxy forms from a meeting?
At least 180 days after the proxy forms are provided to the corporation. Schedule 3 to the Condominium Property Regulation sets that as the minimum retention period for proxy forms.
Section 20.55(1) of the Regulation says the period is the one in Schedule 3 or the one in the corporation's bylaws, whichever is longer. See board duties and records for how long other records are kept.
Next step. Note on each form the date it was received, because the 180 days run from then.
Sources: Condominium Property Regulation
What must the minutes of an Alberta condo annual general meeting record, and when do owners get them?
Section 20.5 of the Condominium Property Regulation says that within 60 days after an annual general meeting the corporation must give each owner the approved minutes, or draft minutes if none have been approved, and that they must record the votes held. A mortgagee who has given written notice under section 26(3) of the Act must get them too.
Under section 20.5(2), the votes recorded include, for a special resolution, the number of persons voting in favour and their unit factors, and, for a board election decided by a vote, the number of votes in favour of each candidate. Where the default bylaws apply, section 26(2) of them separately requires general-meeting minutes to record the result of a show-of-hands vote, the poll counts for and against with their unit factors, and the text of resolutions adopted.
Next step. Record the vote counts at the meeting itself, so the minutes can go to owners inside the 60 days.
Who keeps the minutes of an Alberta condo board's meetings, and can owners ask to see them?
Where the default bylaws in Schedule 4 to the Condominium Property Regulation apply, section 11(3)(b)(i) says the secretary, or another board member the board designates if the secretary is absent or disabled, shall record and maintain all the minutes of the board. That provision says who keeps the minutes; it does not say what they must contain.
Subject to subsection (2), section 20.52(1)(h) of the Regulation prescribes a copy of the approved minutes of board meetings, for a particular fiscal year, among the documents an owner can request under section 44 of the Act. Alberta.ca says that if personal information about bylaw enforcement or other matters unrelated to the corporation's business is recorded in meeting minutes, further disclosure is not authorized. See board duties and records for the other documents owners may request.
Next step. Check your registered bylaws for who keeps the board's minutes, and ask the corporation's lawyer how the Alberta.ca guidance applies to minutes that mention a bylaw enforcement matter.
Sources: Condominium Property Regulation, Condominium Property Act, Personal information and condominium corporations, Condominium rules
Sources and further reading
Each answer names the public document behind it. Statements about how CK works come from CK's own website; everything else comes from the organisation named, read on the date shown at the top of this page.
- Condominium Property Act, RSA 2000, c C-22 (office consolidation, current as of May 14, 2026) — Alberta King's Printer (Government of Alberta)
- Condominium Property Regulation, Alta Reg 168/2000 (current as of February 15, 2026, amendments to AR 23/2026) — Alberta King's Printer (Government of Alberta)
- Condominium rules, bylaws and sanctions (fact sheet, March 27, 2026) — Service Alberta and Red Tape Reduction (Government of Alberta)
- Resolving condominium disputes (fact sheet) — Service Alberta and Red Tape Reduction (Government of Alberta)
- General meetings for condominium corporations (fact sheet, August 17, 2026) — Service Alberta and Red Tape Reduction (Government of Alberta)
- Owning a Condominium (tip sheet), March 2026 — Service Alberta and Red Tape Reduction (Government of Alberta)
- Personal information and condominium corporations (alberta.ca) — Government of Alberta (Technology and Innovation)