Can I put window film on my condo in Toronto?

Window film on a condo is often a change to glass the corporation controls, not a change you can make on your own. Whether that is true in your building depends on the declaration, the rules and the standard-unit definition. This page is general information about Ontario's condominium law and the Condominium Authority of Ontario's published guidance. It is not legal advice, and it is not a reading of your building's documents.

What the law requires

Section 98 of the Condominium Act, 1998 lets an owner alter the common elements only if the change is not contrary to the Act or the declaration, the board approves it by resolution, and the owner and the corporation sign an agreement. That agreement must set out who pays, and who is responsible for repair after damage, maintenance and insurance. Unless section 98(2) applies, the section 97 requirements must also be met, and the corporation must send owners a notice that includes a copy of the agreement. (Condominium Act, 1998, s. 98)

The agreement does not take effect until the corporation registers it against the title to your unit (section 98(3)). It then binds the unit and future owners (section 98(5)).

If the glass is an exclusive-use common element, section 98(2) lets the board skip the section 97 steps and the notice to other owners, but only if the board is satisfied, on whatever evidence it requires, that the change will not adversely affect other owners' units, will not cost the corporation anything, will not detract from the appearance of the buildings, will not contravene the declaration or any prescribed requirements, and, if the structure is touched, will not affect structural integrity according to an engineer's certificate.

The Condominium Authority of Ontario says an owner who wants to change exclusive-use common elements must agree the changes with the corporation and set out maintenance and repair responsibilities in that agreement. (Condominium Authority of Ontario, repairs and maintenance) Its mediation guidance treats owner alterations to common elements as a dispute class, and its section 98 example describes an alterations agreement registered on title. (Condominium Authority of Ontario, mandatory mediation and arbitration)

Why declarations differ

Windows, balcony slabs and exterior glass are often common elements or exclusive-use common elements. Interior glass, such as a unit bathroom pane, may be part of the unit. The declaration and the standard-unit by-law decide which is which. The Condominium Authority of Ontario says the standard-unit definition lists what the corporation treats as a standard unit, and that improvements outside that definition are generally the owner's repair responsibility.

A building that allows frost film on a bathroom pane may still refuse a reflective film on a balcony slider because of appearance. Do not assume a neighbour's approval applies to your unit.

Checklist before anyone measures

1. Read the declaration, the rules and any standard-unit by-law. Note who owns and who repairs the glass you want filmed.
2. Ask the manager, in writing, whether this change needs board approval. Keep the reply.
3. If the board requires it, supply a film description and an appearance sample. We can supply the manufacturer's product sheet for the film we propose.
4. Ask whether the building limits reflectivity, exterior appearance or colour. Reflective (mirror) and dark films change how the building looks from outside, so they are the films most likely to raise appearance questions. The actual limit is whatever your declaration, rules or board says.
5. Ask who carries the warranty, who may remove the film, and who pays if the corporation later requires removal. Those duties belong in the section 98 agreement if the glass is a common element.
6. Do not book installation until you have the board's written confirmation, and the agreement if one is required.

On condo jobs we schedule installation once you have the board's written approval.

What we can supply to the board

A board package can include the type of film (privacy, solar or safety), a description of the interior application, a note on removal, and the manufacturer's product sheet.

We install Madico, SunTek, Solar Gard and 3M films, including 3M Fasara decorative glass finishes, 3M Crystal Glass Finishes (Dusted Crystal, Frosted Crystal), 3M privacy films and 3M™ Anti-Graffiti Window Film. Security and safety films come from the manufacturers named above, chosen per opening.

Ready to plan your film? Use the window film planner or contact us. We serve Toronto, Mississauga, Brampton, Vaughan, Markham, Richmond Hill, Oakville, Burlington, Hamilton, Ancaster, Newmarket, Ajax, Pickering, Whitby and Durham Region. We come to you. Hours: Monday to Friday, 10 AM to 5 PM; Saturday, 10 AM to 3 PM; Sunday, closed.

Related: privacy window film, frosted window film, why one-way privacy film fails at night, FAQ.