Rules & Violations
Parking and Locker Disputes in Ontario Condos
Whether a parking spot or locker is really 'yours' depends on how it was assigned: exclusive use, common element, or a separate unit.
Parking spots and lockers in Ontario condos are typically structured one of three ways: as part of your unit, which is uncommon, as an exclusive-use common element assigned to your unit in the declaration, or as a space leased or licensed from the corporation. Disputes usually come down to unauthorized use, proposed reassignment, or who's responsible for maintenance.
The legal structure matters more than what feels fair. A spot you've used for years without dispute can still be legally a leased space rather than something you own outright, which affects what happens if it's reassigned.
What to check first
- 1Check your declaration and schedules for how your parking or locker is legally assigned.
- 2Confirm the exact spot or locker number on your documents matches what you're actually using.
- 3Gather any lease or licence agreement if it's a rented spot rather than owned exclusive use.
- 4Document any unauthorized use with photos and dates.
- 5Report unauthorized use to the property manager in writing.
- 6Check the rules for visitor parking and guest restrictions separately.
- 7Keep records of any correspondence about a proposed reassignment.
Common mistakes owners make
- Assuming a verbal assignment from a previous owner or neighbour is legally binding.
- Not checking the declaration schedule for the actual legal assignment.
- Confusing a leased spot with an owned exclusive-use spot when selling or disputing use.
- Not reporting unauthorized use promptly.
- Assuming the board can freely reassign an owned exclusive-use spot without proper process.
Documents to gather
- The declaration and schedules showing parking or locker assignment
- Any lease or licence agreement
- The status certificate, for buyers confirming assignment
- Photos and dates of any dispute
- Correspondence with the property manager
- The prior owner's documentation, if inherited through purchase
When to get a closer look
- The assignment on paper doesn't match what's actually happening.
- The board is proposing reassignment and your rights are unclear.
- A dispute with a neighbour over use isn't resolving informally.
- You're buying or selling and need the assignment confirmed.
Not sure if this needs your attention?
Run your notice through the Free Notice Decoder. It is free, and it helps you see whether this is worth a closer look before you act.
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 do I find out if my parking spot is 'mine' or leased?
Check the declaration and its schedules. They specify whether a spot is a unit component, an exclusive-use common element assigned to your unit, or something separately leased from the corporation.
Can the board reassign my parking spot?
This depends on the legal structure. Reassigning an owned exclusive-use common element generally requires a proper process, while a leased spot may be subject to different terms under its lease or licence.
What if a neighbour is using my assigned spot?
Document it with photos and dates, and report it to the property manager in writing. This is a rules or declaration enforcement matter, not something to resolve informally without a record.
Does a parking dispute qualify for the Condominium Authority Tribunal?
CAT's jurisdiction has expanded to include certain parking and vehicle-related disputes in many cases. Confirm current scope before assuming your specific dispute qualifies.
What should I check when buying a unit with a locker or parking spot?
Confirm the assignment shown on the status certificate and declaration schedules matches what you're being told is included in the sale.
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This page is plain-language educational information for Ontario condo owners. It is not legal advice, not an engineering inspection or opinion, and 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.