Do I need to notify my condo board before doing masonry work on my townhouse foundation?

Yes, if your townhouse is part of a condominium corporation in the GTA, you almost certainly need written approval from your condo board before doing any masonry or parging work on the foundation. The exterior of a condo townhouse — including the foundation walls — is typically classified as a common element under the Condominium Act of Ontario, which means the corporation, not the individual unit owner, is responsible for its maintenance and repair.

The first thing you need to do is review your condo's declaration and by-laws to determine whether the foundation walls are designated as a common element, an exclusive-use common element, or part of the unit boundary. In most GTA townhouse condos, the exterior foundation is a common element maintained by the corporation using reserve fund contributions. If that is the case, parging, tuckpointing, waterproofing, and other masonry repairs are technically the condo corporation's responsibility to arrange and pay for. Many homeowners in Mississauga, Brampton, Markham, and Vaughan townhouse complexes discover this only after they have already hired a contractor and started work — which can result in the board requiring them to stop, undo unauthorized modifications, or face fines under the condo corporation's rules.

If the foundation walls are classified as an exclusive-use common element, you may be permitted to make repairs at your own expense, but you will still need board approval before starting. The board will typically want to review your contractor's insurance, WSIB clearance certificate, scope of work, and sometimes the materials being used. This is partly to protect the building envelope and partly to ensure the work does not affect adjacent units. In a row of attached townhouses, excavation along one unit's foundation for waterproofing can affect drainage, grading, and even structural stability of neighbouring units — which is why the board needs to be involved.

Even if your condo agreement places foundation maintenance on the unit owner, you should still notify the board in writing before starting work. Most condo corporations require a modification agreement for any exterior work, and proceeding without one can create legal complications if something goes wrong. This is especially important for projects involving excavation, as setback requirements from property lines and shared lot boundaries come into play. In many GTA townhouse complexes, the property line runs through or very close to the party wall, meaning excavation on your side can undermine your neighbour's foundation if not properly managed.

From a practical standpoint, the process typically involves submitting a written request to the property manager or board describing the work, providing your contractor's proof of insurance and WSIB coverage, and waiting for board approval — which can take two to six weeks depending on how frequently the board meets. For straightforward parging repairs on the above-grade portion of your foundation, approval is usually routine. For larger projects like exterior waterproofing that involves excavation, expect the board to ask more questions and possibly require an engineering assessment.

Before hiring a contractor, request a copy of your condo's declaration and rules regarding exterior modifications. Get board approval in writing before any work begins, and ensure your contractor carries proper WSIB coverage and liability insurance — the board will almost certainly require proof. If the foundation is a common element and the corporation is responsible, you can request that the board arrange repairs using the reserve fund, though timelines for corporation-managed repairs are often slower than homeowners would like.