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March 7, 2005
“Condominiums are a very attractive housing option for many
homeowners, but when these homeowners buy, do they know what they are
buying?” asks, Allan Nelson, ALS President of the Alberta Land
Surveyors’ Association. “A condominium purchase shouldn’t be considered
any differently than a traditional home purchase,” he adds.
The condo purchaser may be looking at a 1,250 sq. ft. condominium
but that may not be the unit’s actual usable space. The actual space
purchased will be dependent upon the survey plan and how separate
titles for the units are measured. For example, measurements can be
from the inside wall, the centerline of the inside walls or the outside
of exterior walls. Obviously if measured from the centerline of the
inside walls, the actual living area would be less.
The rules for measuring condominium space changed in 2000 when a
new Condominium Act was passed in the Alberta Legislature. Since these
changes measurements are now taken from the interior of the finished
wall unless specifically noted otherwise on the condominium plan. It is
very important to check the plan as some developers specifically
measure from the outside of exterior walls and centreline of interior
walls.
Ownership and ownership obligations will depend upon the nature of
the measurements. It is also important to know about doors and windows.
Under the new legislation all doors and windows located on interior
walls are part of the unit. All doors and windows located on exterior
walls are part of the condominium common property.
Another aspect of space that should be considered by the condo
buyer is the location and amount of common area space that the
individual condominium owner has access to and what may be considered
“exclusive use.” Purchasers are advised to review all the requirements
noted in the condominium association agreement to determine their
long-term obligations and liabilities related to common areas and their
own unit.
“It is advisable for every condominium purchaser to ask for a copy
of the condominium plan that relates to the unit they are buying. They
can ask the real estate agent, their legal advisor or the condominium
association. They can also seek advice from an Alberta Land Surveyor,”
adds Nelson.
Alberta Land Surveyors are involved in measurement and registration
of all condominium properties and the units within them. Persons
interested in learning more about condominium boundaries can talk to a
local Alberta Land Surveyor or call the Alberta Land Surveyors’
Association office.
This is one in a series of articles provided by the Alberta Land
Surveyors' Association. The Association, formed in 1910, is a
self-governing professional association legislated under the Land
Surveyors Act. The Association regulates the practice of land surveying
in Alberta for the protection of the public and administration of the
profession. |
