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Real estate and condominiums
Insurance for buildings, condominiums and property owners in Quebec
Contact us for a quote
Information to have on hand
To help us prepare your real estate or condominium insurance quote efficiently, here is the information that is useful to have ready.
The exact details needed may vary depending on the type of building, occupancy, ownership structure, condominium obligations, vacancy period, rental income, claims history, and insurer underwriting requirements.
For all types of insurance
- Your desired effective date
- The name of your current insurer, if you are already insured
- Your current insurance policy, if you have one
- Your claims history, including recent water damage, fire, liability, vacancy, or major repair losses
- Your banking information, if you opt for automatic withdrawals
Your building
- The type of building, such as an apartment building, mixed-use building, commercial space, office building, vacant building, or land intended for construction
- The address, year built, construction type, number of storeys, square footage, roof type, and use of the building
- The number of residential units, commercial premises, or office spaces, and the proportion currently occupied or vacant
- The building’s estimated reconstruction cost or most recent professional appraisal, if available
- The expected annual rental income and any leased, vacant, seasonal, or short-term rental areas
- The age and condition of key systems, including the roof, plumbing, electrical, heating, water heaters, elevators, sprinklers, alarms, and fire protection systems
- The presence of fireplaces, chimneys, fuel oil tanks, underground tanks, hazardous materials, or known environmental concerns
- Any planned renovations, major repairs, vacancy periods, change of use, tenant work, or construction work
- Any property management arrangements, maintenance procedures, snow removal contracts, inspection schedules, or contractor agreements
Your condominium association, known in Quebec as a syndicate of co-owners, or SDC
- The total number of units, the number of rented units, and whether the condominium is residential, commercial, or mixed-use
- The condominium declaration, by-laws, description of private portions, and any available insurance requirements or deductible allocation rules
- The most recent professional building appraisal and the date it was completed
- The amount of the self-insurance fund, contingency fund, and current policy deductibles
- The presence of common areas or shared equipment, such as indoor parking, elevators, pool, gym, mechanical rooms, roof terraces, storage areas, or commercial spaces
- The names or roles of directors, the property manager, and any persons responsible for the management or operation of the condominium
- Recent claims, water damage history, major repairs, building envelope issues, or known maintenance concerns
Vacant buildings or buildings in transition
- The reason for vacancy and the expected duration of the vacancy period
- Whether the building is for sale, awaiting renovation, under renovation, awaiting tenants, being demolished, or being converted to another use
- The inspection frequency, heating arrangements, winter maintenance plan, alarm systems, fire protection, and security measures in place
- Whether utilities remain active and whether any contents, materials, fuel tanks, hazardous materials, or equipment remain on site
The more information we know, the more our brokers can prepare the file clearly, identify important underwriting issues early, and review available insurance options based on the building, occupancy, condominium obligations, vacancy status, liability exposure, and insurer requirements.
Your real estate and condominium profile
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Property owners and rental buildings
Apartment buildings, commercial spaces or office buildings. Coverages tailored to the value of your building and your rental income.
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Condominium associations
Common areas, legal obligations, contingency funds. Coverages that account for the specific requirements of condominium associations in Quebec.
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Vacant buildings
An unoccupied building remains exposed to risk. Vandalism, freezing, deterioration: coverage tailored to the vacancy period.
Building, condominium and property owner insurance tailored to your business
The real estate sector covers very different profiles. A condominium association, a rental building owner and a commercial building owner do not share the same obligations or the same risks. What they have in common: a building to maintain, third parties who move through it, and assets to protect.
- Owner of a rental building with more than six residential units
- Owner of commercial space or an office building
- Owner of a vacant building in transition or awaiting a project
- Owner of land intended for construction
- Condominium association, known in Quebec as a syndicate of co-owners, or SDC, residential or commercial (individual condo owners? See our Condo and Condominium Owner Insurance page).
Own a building with six units or less? If your building is entirely residential, see our Homeowner Insurance page. The presence of a commercial space places you in the commercial category, regardless of the number of units.
- A building represents a significant asset, often undervalued relative to the actual cost of reconstruction
- Third parties move through your buildings regularly: tenants, prospective buyers, contractors or service representatives. Their presence engages your liability as an owner.
- Mechanical equipment (such as water heaters, heating systems and plumbing) exposes the building to water damage risks
- A vacant building presents increased risks: vandalism, freezing, progressive deterioration
- Condominium associations face legal insurance obligations since the coming into force of Bill 141
A La Turquoise broker can review your building, ownership structure, occupancy, obligations, and insurance needs to help you compare real estate and condominium insurance options available in Quebec, subject to insurer terms, conditions, exclusions, limits, deductibles, and eligibility.
Contact us for a quote
Common insurance coverages for building owners in Quebec
These coverage categories can help address common risks for rental building owners, commercial property owners, office building owners, and property managers in Quebec, depending on the building, occupancy, policy wording, limits, deductibles, exclusions, and insurer eligibility.
The building
Building insurance may apply when an insured building is damaged by a covered loss, such as fire, storm, vandalism, water damage, or another insured peril, depending on the coverage form selected and the policy wording. Insured value should be reviewed carefully because reconstruction cost is not the same as market value, and underinsurance can have significant consequences after a major loss.
- A fire partially destroys a rental building
- A storm damages the roof of an office building
- Maintenance equipment is stolen from the mechanical room
Equipment breakdown
Equipment breakdown coverage may help pay eligible repair or replacement costs when mechanical, electrical, heating, elevator, boiler, or other building equipment suddenly breaks down, subject to the coverage purchased, limits, deductibles, exclusions, and policy wording. It may also help address certain resulting losses when included in the policy.
- The central heating system breaks down in the middle of winter
- An elevator experiences a mechanical failure in an office building
- A defective water heater causes damage before it is detected
Your liability toward occupants and third parties
Property owner general liability may respond when a claim alleges bodily injury, property damage, or certain other covered harm involving your building, premises, maintenance, common areas, tenants, visitors, or third parties, including defence costs where covered. Claims can arise before liability is determined, so building maintenance, winter conditions, access areas, and contractor activity should be reviewed carefully.
- A tenant is injured on a poorly maintained staircase
- A visitor slips on an unsalted entrance in winter
- A third party sustains damage caused by a deteriorated part of the building
Risks not covered by a standard policy
Some losses that affect buildings in Quebec may be limited or excluded under a standard property policy unless specific coverage is purchased. Sewer backup, flood, earthquake, and certain water damage or ground movement exposures should be reviewed based on the building, location, insurer requirements, limits, exclusions, and policy wording.
- Sewer back-up floods the basement units of a rental building
- An earthquake causes cracks in the foundations
- A flood reaches the ground-floor commercial spaces
Loss of rental income
Loss of rental income coverage may help replace a portion of lost rent and certain related expenses when units or premises cannot be occupied because of a covered loss, subject to the waiting period, limits, indemnity period, coverage form, and policy wording. The limit should reflect actual rental income and the time reasonably needed to repair or restore the building.
- A fire forces the evacuation of several units during repairs
- Water damage renders commercial spaces unusable for several weeks
- Major repairs delay the re-leasing of vacant units
Land contamination
Environmental or pollution coverage may help respond to certain cleanup costs, third-party claims, or related expenses involving contamination on or from the property, depending on the pollution condition, cause of loss, policy wording, limits, exclusions, and insurer eligibility. Property owners should review fuel oil tanks, prior land use, neighbouring activities, renovation work, and known or suspected contamination before assuming coverage applies.
- A fuel oil leak contaminates the soil around a residential building
- An accidental spill reaches a waterway near the property
- Excavation work reveals pre-existing contamination on the land.
Coverage specific to condominium associations
A condominium association, known in Quebec as a syndicate of co-owners, or SDC, has insurance obligations that differ from those of an individual co-owner or ordinary property owner. Coverage should account for the building, common areas, private portions as originally built, directors’ and officers’ liability, the self-insurance fund, professional appraisal requirements, deductibles, and the condominium declaration, subject to applicable law and policy wording.
The building and the association’s legal obligations
The SDC must insure the building based on reconstruction cost, including common areas and private portions as originally built, while improvements made by individual co-owners generally need to be addressed by the co-owner’s own insurance. A professional appraisal is required at prescribed intervals, and the association must also maintain a self-insurance fund to help cover deductibles and certain losses, subject to Quebec condominium insurance rules and policy wording.
- A major loss requires the partial reconstruction of the building
- The building’s value has increased since the last professional appraisal
- The self-insurance fund is insufficient to cover the deductible at the time of a loss
Site decontamination
Environmental or pollution coverage may help respond to certain cleanup costs or third-party claims involving contamination in common areas or on condominium land, depending on the cause of loss, pollution condition, coverage purchased, limits, exclusions, and policy wording. This exposure should be reviewed carefully where fuel oil systems, mechanical rooms, underground tanks, prior land use, or renovation work are involved.
- A leak in the mechanical room contaminates the soil beneath the building
- Work in common areas reveals pre-existing contamination
- An accidental spill affects the condominium’s common land.
Community and trustee fees
In the event of a major loss, the SDC may incur significant coordination and management costs. The use of an insurance trustee is sometimes required by the condominium declaration or the trust agreement.
- A major loss requires coordinating repairs across the entire building
- The condominium declaration requires the use of a trustee for settlement
- Significant management fees accumulate during the restoration period
Liability of the Condo association’s directors
Directors and officers’ liability may help protect the SDC’s directors and certain persons involved in condominium management when a claim alleges a wrongful act, error, omission, or breach of duty in the performance of their functions, subject to the insured status, exclusions, limits, and policy wording.
- A co-owner challenges a decision made at a general meeting
- A supplier claims damages following a poorly managed contract
- A management error leads to legal action against a board member
Insurance for an unoccupied or vacant building
An unoccupied building and a vacant building are not always treated the same way. A building may be temporarily unoccupied between tenants, during repairs, or while waiting for a new occupant. A building may be considered vacant when it is no longer being used for its intended purpose, when operations have stopped, or when the premises are waiting for sale, renovation, demolition, conversion, or a longer-term change of use. The distinction matters because coverage, conditions, and insurer requirements can change quickly once a property is empty or no longer in regular use.
Building and contents coverage during vacancy
Coverage for an unoccupied or vacant building depends on the reason the property is empty, how long it will remain that way, whether utilities and protection systems are maintained, and what use or occupancy is expected next. Some insurers may agree to continue coverage with conditions. Others may limit coverage to named perils, require a specific vacant building policy, refuse to continue coverage, or cancel the policy where permitted and with the required notice. The building’s reconstruction cost, remaining contents, maintenance plan, inspection schedule, heating, alarms, and fire protection should all be reviewed before assuming the existing policy still responds.
- A fire damages a commercial building awaiting resale
- Vandalism causes significant damage during the vacancy period
- Snow accumulation on the roof causes structural damage
Your liability toward third parties
Even when a building is vacant, property owner general liability may respond when a claim alleges bodily injury, property damage, or other covered harm involving the premises, subject to policy wording. The condition of the building, land, access points, sidewalks, snow removal, and security measures remains important throughout the vacancy period.
- An unauthorized person enters the building and is injured
- Part of the structure breaks off and damages a neighbouring property
- A third party slips on the unmaintained grounds in winter
Land contamination
A vacant building may present environmental risks, especially if fuel oil tanks, mechanical equipment, hazardous materials, prior commercial use, or stored property remain on site. Environmental or pollution coverage may help respond to certain cleanup costs or third-party claims, depending on the cause of loss, pollution condition, coverage purchased, exclusions, limits, and policy wording.
- A fuel oil leak occurs during the vacancy period
- Contaminating materials left on site affects the soil or water
- Preparatory work reveals pre-existing contamination on the land.
Partner associations and programs
La Turquoise works with several associations, professional groups, and organizations to offer benefits to their members. Browse the list to see the associations and programs currently available.
Affinity programs and discounts
- Anges Québec (réseau d’investisseurs privés)
- Arboriculteurs (Société internationale d’arboriculture Québec – SIAQ)
- Association of Canadian Travel Agencies (ACTA)
- Association des éducatrices et éducateurs spécialisés du Québec (AEESQ)
- Association des hôteliers du Québec
- Association des propriétaires de salons de quilles du Québec (APSQQ)
- Quebec Professional Home Builders Association (APCHQ)
- Association pour entrepreneurs en construction au Québec (ACQ)
- Association professionnelle des ergonomes du Québec (APEQ)
- Cabinets et services financiers
- Corporation des zoothérapeutes du Québec (CZQ)
- Courtiers et cabinets en courtage hypothécaire
- Fédération des producteurs forestiers du Québec
- NAPA Autopro
- Harnois (essence), Détaillant carburant
- Mécanique Services Web (MSW), cybersécurité
- Médecines alternatives
- Professionnels de l’esthétique et soins de beauté (APESEQ)
- Regroupement québécois des résidences pour aînés (RQRA)
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Your questions about insurance for buildings, condominiums and property owners in Quebec
These questions come up often when building owners, property managers, and condominium associations review real estate and property insurance in Quebec. The answers below provide general guidance on building coverage, general liability, rental income, vacancy, condominium obligations, and when to speak with a broker.
The two policies cover distinct realities and complement each other.
- The condominium association, known in Quebec as a syndicate of co-owners, or SDC, generally insures the building at its reconstruction cost. This includes the common areas, common property, and private portions as they were originally built. It generally excludes improvements made by individual co-owners. The general liability of the association and its directors may also be covered, depending on the policy wording.
- The individual co-owner’s policy covers personal belongings, unit improvements, and general liability. It also covers the co-owner’s share of the association’s deductible in the event of a loss for which they are responsible.
In the event of a covered loss, the condominium association’s policy generally responds to damage to the building, common areas, common property, and private portions as originally built. However, the policy wording applies. The individual co-owner’s policy generally responds to their personal belongings, improvements made to their unit, personal general liability, and certain deductible assessments or loss assessments. The policy varies.
To learn about your obligations as an individual co-owner, see our Condo and Condominium Owner Insurance page.
It may be insurable, but the situation should be reviewed before the building is left empty.
A building that is temporarily unoccupied differs from one that is vacant. A rental unit between tenants, a building under repair, or a closed premise for a short time may be treated differently from a property that is no longer used, has no operations, or is awaiting sale, demolition, conversion, or a new long-term use.
Once a building is empty, insurers usually look closely at many factors. These include the reason, expected duration, condition of the property, inspection frequency, heating, snow removal, alarms, fire protection, utilities, and any contents or materials left on site. Coverage may continue with conditions, be limited to named perils, require a specific vacant building policy, or, where permitted and with the required notice, be cancelled by the insurer. The situation determines which option applies.
A broker can help confirm how the insurer will classify the building, what conditions apply, and whether another insurance solution is available for the vacancy or transition period.
Yes, provided this coverage is included in your policy.
If a covered loss temporarily makes your units or premises uninhabitable or unusable, loss of rental income coverage may help replace a portion of lost rent and certain related expenses. This is subject to the waiting period, limits, indemnity period, coverage form, and policy wording.
This coverage does not apply automatically. It must be specifically added, and conditions vary from one policy to another. The duration of indemnification and the exclusions depend on the terms of your contract.
A broker can help you confirm whether this coverage is included. They can also review the limit against your actual rental income and identify whether the indemnity period reflects the time reasonably needed to repair, restore, and re-lease the affected units or premises.
According to Quebec law and Bill 141, condominium associations have particular insurance obligations.
- The association must insure the building at its replacement cost, as evaluated by a professional every five years. This appraisal must account for the common areas and the private portions as they were originally built.
- The association must also establish a self-insurance fund to cover the deductible in the event of a loss. It must obtain general liability coverage for its directors, its manager and the people responsible for the proper functioning of the condominium.
- The association’s rights of recourse against co-owners are no longer permitted, except in cases of gross or intentional fault.
To request a quote, contact a La Turquoise broker by phone, email, or online form. Prepare key information about the building. This includes its use, occupancy, number of units or premises, age, construction, protection systems, claims history, rental income, and any vacancies or planned renovations.
To receive a quote quickly, it helps to have some basic information on hand. This includes the type and use of the building, the number of units or premises, the age of the building and the condition of the mechanical equipment. For a condominium association, a recent professional appraisal and the condominium documents facilitate the analysis.
A broker reviews your file and helps compare insurance options available on the market based on your property, obligations, insurer eligibility, coverage needs, and budget.
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