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Understanding the “Owner-Occupied” Condo Board Seat

Many condo managers and owners in Ontario are unsure about the special “Owner-Occupied” board seat—who can run, who can vote, and when it applies. The rules are straightforward once explained.


Owner-Occupied condo board seat in Ontario

What Is the Owner-Occupied Position?


If at least 15% of the units in a condo are owner-occupied (meaning the owner lives there and hasn’t rented it out in the past 60 days), Ontario’s Condominium Act requires the corporation to reserve one board seat for these residents. This ensures people who actually live in the building always have a voice at the board table.


Who Can Run?


Any owner who meets the usual director requirements (18+, not bankrupt, and legally capable) can run for this position.


Who Can Vote?


  • Resident owners (who live in their units): Can vote in both the owner-occupied election and the general election.

  • Non-resident owners (who rent out their units): Can only vote in the general election.


Because of this rule, condo elections often involve two votes—one just for the owner-occupied seat, and another for all other board positions.


Why It Matters


Resident owners are usually focused on day-to-day life—parking, noise, building upkeep, and community. Investor-owners may look more at finances and long-term planning. The owner-occupied seat helps balance these perspectives and ensures resident concerns aren’t overlooked.


Key Takeaways


  • The seat is required by law once 15% of units are owner-occupied.

  • Any qualified owner can run, but only resident owners can vote for this seat.

  • Two votes are required at the AGM: one for the reserved seat and one for the other board seats.


Running an Owner-Occupied Election with CondoVoter


If your community is holding an owner-occupied vote and your CondoVoter ballot doesn’t show your status correctly, don’t worry. This simply means your condo records may not be up to date. CondoVoter will work directly with your property manager to confirm your eligibility and make any necessary corrections, so you can be confident your vote is counted.


References


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