We receive many calls regarding Bareland Condominiums.
“Is this plan a Condominium Plan or Bareland?”
“Do I need to order a Real Property Report for this condo?”
I have prepared two answers to this question.
1. Call me anytime and we will figure it out together.
2. Keep this page as a quick reference for next time.
Bare Land Condominium Plan
Bare Land Condominium plans shows parcels of land on a survey plan. The purchaser of a lot is free to build their dream home within the guidelines of the Developer’s restrictive covenant. Real Property Reports are required with the sale of this type of property.
- There are no buildings on the plan associated with any parcels.
- No other sheets are attached to the plan (where buildings could be shown).
Condominium Plan (conventional)
The following plan is an example of a conversional Condominium Plan shown on one page. Ownership may be described as the unit or building with an undivided share of common property. Conventional condos do not need a Real Property Report. (The Condo Plan may be used as the Real Property Report)
- The heading does not use the words Bare Land.
- There are buildings illustrated on the plan to define ownership boundaries.
Barely Blended Condominium Plan
In this third example, it is more difficult to interpret the type of condominium. The heading of the plan says it is a Bare Land Condominium Plan Redivision. It is a re-division of Unit 10 of Condominium Plan 0510538. So, the heading seems to include both types.
Look closer at the Notes.
- Point #9 refers to Section 9(1) of the Condominium Property Act.
Section 9(1) states “unless otherwise stipulated” on the plan, the only portion of the building which forms part of the unit is the finished material inside the interior of the unit (paraphrased). There is also an exception to unit 80 because unit 80 is the common area. - Another clue is the large rectangle labeled “6 Unit Residential Condominium Building”, which indicates this may be a Condominium plan. This is surrounded by Lot 80, which appears to be common area.
- In the top right corner of the plan there are 4 boxes. The leftmost box references a certificate regarding Post Tensioned Cables. This statement is only present on Condominium Plans where buildings are part of the Unit, noting if Post Tension Cables are present.
- The final and clearest determining factor is associated with the statement at the very top right corner of the plan “Sheet 1 of 3”. We need to review the other sheets (shown below) which shows the actual building and each unit within the building. Now we know this is in fact a condominium plan.
This is a difficult plan to understand, but for our purposes, it contains many clues to help us understand the nature of the condominium. In summary, this is a Condominium Plan within a Bareland Condominium Plan. None of these units will need Real Property Reports. (The plan acts as the Real Property Report.)
You are free to use this guideline as a reference in the future, and if you want to be sure, I am always willing to take your call to discuss your thoughts with you until you are confident you can identify the difference between a Condominium Plan and a Bareland Condominium Plan.
