Start here
This coach walks Ontario owners through requisitioning a meeting and replacing directors. Work through the numbered tabs in order, or jump straight to what you need. Everything fills in from what you enter, so start with your building.
1Your building
Enter the number of units, who has signed, and the date the board receives the requisition. Takes about two minutes.
2Plan and timeline
See how many owners you need at each step, which step to work on now, and every deadline with its source in the law.
3Reasons for removal
Pick from 14 fact-based sample reasons, fill in your dates and documents, or write your own. A checker flags risky wording.
4Templates and emails 18 drafts
Ready-to-edit owner invitations, proxy request, the requisition itself, delivery letter, notice of meeting, records request and more. Each one fills in from your numbers, dates and reasons. Copy it, download it, or open it in your email app.
5Signature tracker
Optional. Track each unit's signature, title match and good standing, and feed the totals back into your plan.
Good standing guide
Use this quick checklist to gather proof that a unit is in good standing before it is counted.
The rules, with sources
Short, plain-language summaries of each rule, with the key wording and a link to the current text on e-Laws.
Your information stays on this device
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Anyone who uses this browser can see what you've saved here. On a shared computer, export your data and then delete it from this browser.
Your building
Counts are units, not people. One vote per unit, however many owners it has.
The vote, unit by unit
Each square is one unit.
What to do next
The steps run in order. The coach marks each one from your inputs, and the highlighted step is the one to work on now.
Timeline
Day 0 is the day the board receives the requisition. Days are counted under the Legislation Act, 2006: the first day is excluded and the last is included, even where the rule says "at least".
Reasons for removal
A requisition to remove directors must give the reasons (s. 46(3)), and a copy goes to every owner with the notice of meeting (s. 47(7)). Pick the reasons that match documents you hold, fill in the details, and the text flows into the requisition on the Templates and emails tab.
Write it this way
- One fact per reason, with a date and the document it comes from.
- Name the duty in the Act the fact relates to, not anyone's motive.
- Say what the records show: "the records provided do not include", not "they hid".
- Keep a copy of every source document before the requisition goes out.
Leave this out
- Words like fraud, theft, dishonest or illegal, or any claim about honesty or intent.
- Anything you can't prove from the corporation's own documents or your own dated correspondence.
- Complaints to, or threats of, regulators, police or lawsuits.
- Personal matters about any director unrelated to the corporation.
Compiled reasons
Templates and draft emails
Pick a draft from the list. Each one fills in from the numbers and dates on the Your building tab and the reasons you chose. Add your contact and meeting details once here and every draft uses them. Anything still in a highlighted box needs your input. Keep drafts factual, and leave out anything you couldn't prove from the corporation's own documents.
Signature tracker
Optional. Keep one row per unit. A unit counts only when every check is complete. Entries stay in this browser on this device and are never uploaded. Use “Export all my data” on the Start here tab to keep them. Don't commit a filled-in tracker to a public repository.
Every registered co-owner should sign for the unit. Need to collect proof? .
| Unit | Owner initials | Signed | Name matches title | All co-owners signed | Good standing evidence | Evidence date | Committed vote | Counts | Remove |
|---|
Good standing guide
Use the strongest available proof first. The corporation's own ledger governs. If the ledger shows a real balance, pay the corporation directly before the meeting and keep the receipt.
- Status certificate (strongest): Request one for the unit under Condominium Act, 1998, s. 76. It must be provided within 10 days after request and fee, and the fee is capped at $100 including tax under O. Reg. 48/01, s. 18(4).
- Unit ledger through a records request: Use the official CAO Request for Records form for your own unit ledger. Owners can request records under s. 55(3), and unit-specific records are available to that unit's owner under s. 55(5)(a).
- Manager statement of account: Ask the property manager in writing for a current statement of account and keep the dated response.
- Title and lien check: Check title for any certificate of lien, and whether the owner received a Notice of Lien to Owner at least 10 days before registration. See s. 85(1), (2), (4).
- Rental-program documents (supporting only): The owner's own rental manager statements and management agreement can support timing and payments, but they do not replace the corporation's ledger.
The rules, with sources
Short summaries of what each step requires. Open a section to see the key wording, and follow the link to the current text on Ontario's e-Laws.