Selling a Condo With a Special Assessment in Alberta
A special levy does not stop a condo sale, but buyers will see it. Here is what the estoppel certificate shows, who pays under the contract, and three ways to handle it.
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Updated September 2026. General information, not legal advice.
Short answer: yes, you can sell an Alberta condo with a special assessment (a "special levy"), but you cannot hide it. Buyers can request an estoppel certificate and the corporation's records, which show levies and amounts owing. Who pays is set by your purchase contract, not by statute, so decide early whether you pay it, credit the buyer, or price it in.
✅ Key Takeaways:
- A condo board can approve a special levy by board resolution, but a levy for a capital improvement needs a special resolution of the owners.
- Buyers, owners, and mortgagees can request an estoppel certificate; the corporation must respond within 10 days, and the fee is capped at $200.
- The Condominium Property Act puts the duty to produce documents on the corporation, not on you, but you still must disclose known material latent defects.
- Who pays a levy on a sale is decided by the purchase contract. Negotiate it in writing with your lawyer.
- Edmonton condos sold at a median of $255,900 in August 2026 after 54 days, so a levy is a large share of a typical condo's value.
What a Special Assessment Is in Alberta
A special assessment, which Alberta calls a special levy, is a one-time charge to owners on top of monthly condo fees. It covers an expense the budget and reserve fund cannot, such as a roof, a parkade repair, or fire damage. Each owner's share is normally based on their unit factor.
The approval rules matter when you sell, because they tell you how certain a levy is. The Government of Alberta says a board can approve a special levy by resolution, except when it pays for a capital improvement; then the owners must pass a special resolution, which takes 75% of owners representing at least 75% of the unit factors. Any surplus from a levy goes to the reserve fund.
Levies often trace back to reserves. Alberta requires a reserve fund study at least every five years, looking 30 years ahead. A building that has underfunded its reserve plan is more likely to levy owners later, and buyers who read the study will see that coming.
📊 Key Stat: In one north Edmonton case reported by CBC, a fire at the 83-unit Castledowns Pointe led to an engineering review that found structural and construction defects. The board levied $750,000 to fix them, with individual owners' bills of roughly $8,500 to just under $12,000 depending on unit factor.
What the Buyer Will See
You do not get to choose what a careful buyer learns. On written request, the corporation must provide an owner, a purchaser, or a mortgagee with an estoppel certificate and documents such as the bylaws, budget, financial statements, reserve fund study and plan, minutes, insurance details, and notices of levies. The estoppel certificate must be provided within 10 days of the request, and the maximum fee is $200.
In practice, the buyer's lawyer or lender will ask for these before the deal firms up. A levy that has been approved, or a building problem discussed in the minutes, will surface. The only question is whether the buyer hears about it from you early or discovers it late and renegotiates.
Physical defects are a separate duty. The Real Estate Council of Alberta says sellers must disclose known material latent defects, meaning problems a regular inspection would not reveal that make a home unsafe, unfit for its purpose, or very costly to repair. If you know about water getting into the building envelope, for example, disclose it.
⚠️ Watch Out: Unpaid levies do not disappear at closing. The corporation can register a caveat against a unit for unpaid contributions, and the estoppel certificate will show what is owing. Settle how any amount is handled in the contract, not on the day of possession.
Who Pays: Seller or Buyer?
No Alberta statute assigns a special levy to the seller or the buyer on a sale. The purchase contract does. Check what your contract says about levies, and when a levy counts as approved relative to the contract dates, with your lawyer before you accept an offer. You can also negotiate a different split.
Here is how the common approaches compare on an Edmonton condo at the August 2026 median of $255,900, with a hypothetical $15,000 levy already approved:
| Pay the levy before closing | Credit the buyer at closing | Buyer assumes it (priced in) | |
|---|---|---|---|
| Sale price | $255,900 | $255,900 | Lower; buyers typically discount at least the levy |
| Commission, 7% / 3% plus GST | −$12,261 | −$12,261 | Slightly less, on the lower price |
| Legal fees (estimate) | −$1,000 | −$1,000 | −$1,000 |
| Levy | −$15,000 | −$15,000 credit | $0 to you directly |
| Net before mortgage payout | ≈ $227,600 | ≈ $227,600 | Similar, if the discount matches the levy |
| Buyer pool | Widest | Wide | Smaller; some lenders and buyers walk |
On paper the three routes land in the same place. In practice, a clean unit with the levy paid attracts more buyers, because a buyer facing a known bill tends to ask for more than the bill itself. A levy that is proposed but not yet approved is the hardest case, since nobody can price it precisely.
Three clay mid-rise apartment buildings with balconies
Selling for Cash Instead
Condos already sell slower than houses in Edmonton: 54 median days in August 2026 against 40 for residential homes. A levy on top can stretch that further. If you would rather not carry the unit while buyers hesitate, a cash sale is one option.
homm.ca buys condos case by case, depending on the building and the market. You start with an instant online estimate. A partner REALTOR® then looks at the unit in person to assess improvements and anything the estimate missed, including the building's situation. Once they have seen the unit, a guaranteed cash offer can be ready in as little as 24 to 48 hours. There is no fixed percentage; the offer is based on the assessed value. If the unit later sells for more than fair market value, the profit is split 50/50 with you. See the Edmonton and Calgary pages, get a free home estimate, or compare routes in cash offer vs listing in Alberta.
💡 Pro Tip: Order the estoppel certificate and the last two years of board minutes yourself before you list. You will know exactly what a buyer will see, you can price accordingly, and you avoid a deal collapsing in week three over a surprise.
For the basics of what your monthly fees cover, read what condo fees actually cover. If the unit is rented, selling a tenant-occupied home in Alberta covers notice rules, and if money is tight, selling during a consumer proposal or bankruptcy explains your options. Run your own figures with the seller net proceeds calculator.
🎯 The Bottom Line: A special levy does not stop a condo sale, but it has to be dealt with openly. Buyers can see it through the estoppel certificate and the corporation's records, and the contract decides who pays. Get the documents first, pick one clear approach (pay it, credit it, or price it in), and put that choice in writing with your lawyer.
Frequently Asked Questions
Can I sell my condo if there is a special assessment in Alberta?
Yes. A special levy does not prevent a sale. The buyer can see it through the estoppel certificate and the corporation's documents, so disclose it early and agree in the purchase contract whether you pay it, credit the buyer, or reduce the price.
Who pays a special assessment when a condo is sold in Alberta?
The purchase contract decides, not a statute. What your contract says about levies, and when the levy was approved relative to the contract dates, matters. Have your lawyer review that clause, and negotiate a different split if it suits both sides.
What is an estoppel certificate in Alberta?
It is a statement from the condo corporation showing the amounts owing on a unit, including contributions and levies. The corporation must provide it within 10 days of a written request from an owner, purchaser, or mortgagee, and the maximum fee is $200.
Does a condo board need owner approval for a special assessment?
Not always. A board can approve a special levy by resolution, but a levy that pays for a capital improvement requires a special resolution of the owners: 75% of owners representing at least 75% of the unit factors.
Do I have to disclose a problem with the condo building?
If you know about a material latent defect, a problem a regular inspection would not reveal that makes the home unsafe, unfit for its purpose, or very costly to repair, you must disclose it. The corporation's minutes and reserve fund study often reveal building issues anyway, so disclosure protects you from a claim after closing.
Sources
John Rota is a REALTOR® and co-founder of one of Edmonton's top-producing real estate teams, established in 2017. Born and raised in Edmonton, he studied Construction Engineering Technology at NAIT and worked in residential construction before moving into real estate, bringing a builder's eye to construction quality, renovations, and what actually drives a home's value. John writes and reviews Edmonton market and mortgage coverage for homm.ca, grounded in live MLS® data.
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