Meetings, Votes & Records
Understanding Your Condo AGM Notice
The annual notice tells you when, where, and why. The real information is usually in the attached package.
Ontario condo corporations must give owners advance written notice of the annual general meeting under the Act and the corporation's bylaws, along with the agenda for what will be discussed. The notice often arrives bundled with the budget package and a proxy form.
Owners commonly treat the AGM notice as a formality. But when the agenda includes a by-law vote or director elections, it's the one clear opportunity all year to ask questions and have a documented say. The budget itself is approved by the board, not by an owner vote, but the AGM is still the place to ask about it on the record.
Official Ontario sources
- Ontario Condominium Act, 1998Section 45 requires the annual general meeting; sections 45.1 and 47 set the preliminary notice and notice of meeting content.
- Condominium Authority of Ontario: Meeting NoticesConfirms the current 20-day preliminary notice and 15-day notice-of-meeting timelines and required content.
What to check first
- 1Confirm the date, time, and format: in-person, virtual, or hybrid.
- 2Note every agenda item listed, not just the headline items.
- 3Check whether a by-law vote or a director election is included.
- 4Decide whether to attend or submit a proxy.
- 5Submit any proxy well before the stated deadline.
- 6Prepare questions in advance for any agenda item you don't fully understand.
- 7Request prior AGM minutes if you want context on a recurring issue.
Common mistakes owners make
- Assuming the AGM is purely procedural and skipping it.
- Missing that a by-law vote or director election is actually on the agenda.
- Submitting a proxy after the deadline.
- Not reading the attached budget package before the meeting.
- Not knowing the quorum requirements that could affect whether business gets conducted.
Documents to gather
- The AGM notice and agenda
- The budget package
- The proxy form
- Prior year's AGM minutes
- Any bylaw amendment text on the agenda
- Director candidate information, if elections are included
When to get a closer look
- The agenda includes a bylaw amendment you don't understand.
- You can't attend and want help understanding what a proxy actually authorizes.
- Notice or quorum requirements seem to have been missed.
- You need budget questions explained in plain language before the meeting.
Keep learning
This is one piece of a bigger picture. See how it connects across the rest of the library.
Related reading
See how this plays out
Anonymized owner scenarios from a public Ontario condo-owner community group. Not client files.
Frequently asked questions
How much advance notice is required for an AGM?
Under section 47 of the Condominium Act, a notice of meeting must be given at least 15 days before the meeting, and a preliminary notice, when one is required, must be given at least 20 days before that notice. Your by-laws can add requirements, so check the notice you received.
What if I can't attend the AGM in person?
You can typically submit a proxy authorizing someone to vote on your behalf. Check the deadline and form included with your notice.
Is the AGM the only time I can raise questions?
No. You can raise questions with the board or manager at any time in writing, but the AGM is a structured opportunity where the whole ownership addresses the same agenda together.
What happens if quorum isn't reached?
The meeting, or the specific business requiring quorum, may need to be adjourned and rescheduled. Under section 50 of the Act, quorum is generally owners of 25 per cent of the units, and a lower quorum can apply to a later attempt to hold an annual general meeting.
Can the agenda be changed after the notice is sent?
Generally the agenda reflects what proper notice was given for, so late additions to substantive business are limited. Ask the board if you're unsure about something raised at the meeting itself.
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Independent guidance for Ontario condo owners. Not legal advice. Not legal representation. Not an engineering opinion. It is not a substitute for advice about your specific situation from a licensed professional. Condo Owner Advocate helps you understand your situation. You decide what to do.