Condominium boards and property managers across Ontario must now comply with significant updates to fire safety regulations following the introduction of Ontario Regulation 87/25, which amends the Ontario Fire Code. The regulation came into effect January 1, 2026, introducing expanded requirements designed to strengthen fire safety and carbon monoxide detection in residential buildings, including condominiums.
These Ontario Fire Code changes align the province’s safety standards more closely with the 2020 National Fire Code of Canada and expand responsibilities for building operators, condominium corporations, and property managers.
For condominium communities, these changes require more than simply installing additional alarms. Boards and managers must review their fire safety systems, confirm compliance with the new requirements, update documentation, and ensure both common elements and residential units meet the updated standards. Understanding these Ontario Fire Code changes is necessary for not only regulatory compliance but also for protecting residents and reducing risk.
Why Ontario Updated the Fire Code
Fire codes evolve as technology improves and new safety risks emerge. Ontario Regulation 87/25 represents one of the most significant updates to the Ontario Fire Code in recent years.
The province introduced these amendments to strengthen fire prevention and improve early detection of hazards such as carbon monoxide exposure. Carbon monoxide remains one of the most dangerous threats in residential buildings because it is colourless, odourless, and difficult to detect without alarms.
Incidents often occur when fuel-burning appliances malfunction or when vehicles run in enclosed garages connected to residential structures. In multi-residential buildings such as condominiums, carbon monoxide can travel through shared ventilation systems and structural cavities, placing residents at risk.
The updated regulation aims to address these risks by expanding alarm placement requirements and improving inspection standards. The changes also increase enforcement powers available to municipalities to ensure building owners comply with safety requirements.
For condominium corporations, this means the responsibility for fire safety has become more proactive. Boards and managers must review building systems, verify alarm placement, and ensure residents follow safety requirements within their units.
Key Changes Introduced by Ontario Regulation 87/25
Ontario Regulation 87/25 introduces several important updates to the Fire Code that affect residential buildings. While some changes relate to documentation and inspection procedures, the most notable changes involve carbon monoxide alarm requirements and fire alarm testing standards.
Expanded Carbon Monoxide Alarm Requirements
One of the most significant changes involves the placement and installation of carbon monoxide alarms.
Previously, carbon monoxide alarms were typically required near sleeping areas in residences with fuel-burning appliances. The updated regulation significantly expands this requirement.
Beginning January 1, 2026, buildings that contain fuel-burning appliances, fireplaces, or attached garages must install carbon monoxide alarms adjacent to sleeping areas and on every storey of the dwelling, even if that level does not contain bedrooms.
For condominiums and multi-residential buildings, alarms may also be required in additional locations, including:
- Units adjacent to underground parking garages
- Units located beside service rooms containing fuel-burning equipment
- Service rooms themselves
- Public corridors heated by fuel burning appliances
These expanded requirements ensure that carbon monoxide detection occurs throughout the building and not only in sleeping areas.
New Requirement for Multi-Unit Residential Buildings
Condominium corporations must pay particular attention to the new provisions for multi-unit residential buildings.
The Fire Code now requires additional carbon monoxide protection in areas where fuel-burning equipment may affect multiple units. For example, if a central heating system uses fuel-burning equipment located in a mechanical room, alarms may need to be installed in service rooms and hallways connected to that system.
These changes recognize that hazards in mechanical spaces can affect multiple residential units simultaneously.
Updated Fire Alarm Testing Standards
Another key change involves fire alarm inspection and testing standards.
The updated Fire Code now references CAN/ULC-S536 and CAN/ULC-S537 standards for inspection and verification of fire alarm systems. These standards introduce more detailed documentation and standardized reporting requirements for inspections.
Building operators must now ensure that:
- Monthly and annual inspections follow standardized testing procedures
- Inspection reports include detailed documentation
- Battery testing includes functional testing rather than simple voltage checks
- Any deficiencies are recorded separately and addressed promptly
For condominium corporations, this means that property managers must work closely with certified fire protection contractors to ensure all testing and reporting requirements meet the updated standards.
Exit Door and Locking System Compliance
The updated regulation also clarifies requirements related to exit doors and locking mechanisms.
All exit doors in residential buildings must comply with Fire Code standards for locking, latching, and fastening. Doors must allow occupants to open them easily from the inside without specialized knowledge or tools.
Electromagnetic locking devices must also comply with the Ontario Building Code or receive approval from the Chief Fire Official.
For condominium buildings that use electronic access control systems, this requirement may require additional review and verification.
Administrative Monetary Penalties
Municipalities in Ontario now have the authority to issue Administrative Monetary Penalties (AMPs) for certain violations of the Ontario Fire Code. This enforcement tool allows municipalities to apply financial penalties directly when fire safety requirements are not met, without needing to pursue prosecution through the courts. The intent of AMPs is to encourage timely compliance and provide municipalities with a more efficient way to address fire safety deficiencies.
These penalties may apply to property owners, condominium corporations, building operators, or other parties responsible for maintaining fire protection systems within a building. Because condominium corporations are considered “owners” under the Ontario Fire Code, they share responsibility for ensuring that fire safety systems, alarms, and related procedures comply with regulatory requirements.
For condominium boards and property managers, this change reinforces the importance of proactive fire safety management. Regular inspections, proper maintenance of fire protection systems, and accurate record keeping can help ensure compliance and reduce the risk of enforcement action during a fire department inspection.
How the New Fire Code Affects Condominium Corporations
Under Ontario’s Fire Code, the definition of “owner” includes condominium corporations as well as individuals responsible for managing or controlling a building. As a result, condominium corporations share responsibility for ensuring that Fire Code requirements are met throughout the property. This responsibility extends beyond the actions of individual unit owners and includes maintaining compliance across the building’s common elements and operational systems.
In condominium communities, the corporation must ensure that all common areas comply with Fire Code requirements. This includes spaces such as corridors, stairwells, mechanical rooms, underground parking garages, amenity areas, and other service areas that support the building’s operations. If the updated regulation requires carbon monoxide alarms in locations such as hallways or service rooms, the condominium corporation is responsible for installing and maintaining those alarms as part of its obligation to manage and maintain the common elements of the building.
Although unit owners are generally responsible for maintaining alarms within their own units, condominium corporations must still take reasonable steps to support Fire Code compliance within residential suites. This often involves communicating updated regulatory requirements to owners and residents, providing guidance on installation or maintenance expectations, and in some cases verifying compliance during unit inspections where permitted. Corporations may also update their building policies or rules to reflect the new safety requirements. Addressing these responsibilities proactively helps condominium corporations reduce risk and demonstrate that they are taking appropriate steps to comply with the Ontario Fire Code.
What Condominiums Boards Should Do to Prepare
With the regulation now in force, condominium boards should take proactive steps to ensure their buildings meet the updated Ontario Fire Code requirements. Fire safety compliance is an ongoing responsibility for condominium corporations, and the changes introduced through Ontario Regulation 87/25 make it even more important for boards to review their current practices and confirm that their buildings align with the updated standards. Taking a proactive approach allows boards to identify potential compliance gaps early and address them before they become safety risks or enforcement issues.
Conduct a Fire Safety Audit
The first step is to conduct a comprehensive fire safety audit of the building.
This review should examine:
- Existing fire alarm systems
- Carbon monoxide alarm placement
- Mechanical rooms and fuel-burning equipment
- Underground parking areas
- Exit doors and access systems
Working with a qualified fire protection consultant can help identify any gaps in compliance.
Review and Update the Fire Safety Plan
Property managers must review and confirm that inspection and maintenance schedules for all fire protection equipment meet the requirements outlined in the Ontario Fire Code and the CAN/ULC testing standards referenced under Ontario Regulation 87/25. Managers should actively coordinate inspections and testing for systems such as fire alarm panels, smoke detectors, carbon monoxide alarms, sprinkler systems, standpipes, fire extinguishers, emergency lighting, and exit signage. They must ensure that qualified fire protection contractors complete these inspections at the required intervals, which may include monthly, quarterly, or annual testing depending on the system. When contractors identify deficiencies, property managers should record the issue immediately and arrange for corrective repairs without delay. Taking prompt action helps ensure that all life safety systems remain fully operational and reduces the risk of compliance issues during fire department inspections.
Property managers must also maintain organized and accurate records of all fire safety inspections, maintenance activities, and corrective work. They should store inspection reports, service records, and testing certificates in a secure and easily accessible location, whether in a physical fire safety binder or within an electronic records management system. During routine inspections, fire officials may request these records to verify that the condominium corporation meets its obligations under the Ontario Fire Code. By keeping clear and up to date documentation, property managers demonstrate that the building’s life safety systems receive regular testing and maintenance and that the condominium corporation actively prioritizes resident safety and regulatory compliance.
Update Maintenance and Inspection Procedures
Property managers should review inspection and maintenance schedules for all fire protection systems to ensure they align with the updated requirements under the Ontario Fire Code and Ontario Regulation 87/25. These systems include fire alarm panels, smoke detectors, carbon monoxide alarms, sprinkler systems, standpipes, fire extinguishers, emergency lighting, and exit signage. Managers should confirm that qualified fire protection contractors conduct testing and inspections at the required intervals and follow the appropriate CAN/ULC standards referenced in the Fire Code. If contractors identify deficiencies during inspections, property managers should document the issue and coordinate corrective repairs promptly to maintain the reliability of life safety systems.
Communicate with Residents and Owners
Condominium boards should communicate clearly with owners and residents about their responsibilities under the updated Ontario Fire Code requirements. Although the condominium corporation typically manages fire safety systems located in common areas, residents also play an important role in maintaining life safety equipment within their individual units. Boards should provide clear guidance so that residents understand how the updated regulation affects them and what actions they may need to take.
Communication may include notices, newsletters, resident portals, or other community updates that explain the new requirements and reinforce safety expectations. These communications should outline key topics such as the updated carbon monoxide alarm requirements, expectations regarding the installation and placement of alarms within units where applicable, and the responsibility of residents to maintain and test alarms according to manufacturer recommendations. By providing consistent and transparent communication, condominium corporations can reduce confusion, encourage cooperation, and improve overall compliance with Fire Code requirements across the community.
Budget for Compliance Costs
The updated Ontario Fire Code requirements may require condominium corporations to make additional investments to ensure full compliance with Ontario Regulation 87/25. Condominium boards should work with their property managers to review potential compliance costs and incorporate them into the corporation’s operating budget or reserve planning where appropriate. Taking a proactive approach to financial planning allows boards to address safety upgrades in a controlled and responsible manner.
Potential compliance expenses may include installing additional carbon monoxide alarms in common areas or service rooms, updating fire alarm testing procedures to align with current standards, revising the building’s Fire Safety Plan, and engaging qualified fire protection professionals to conduct safety assessments or audits. In some cases, buildings may also require upgrades to existing life safety systems to meet updated regulatory expectations. By identifying these potential costs early and planning accordingly, condominium boards can maintain compliance with the Ontario Fire Code while protecting the long term financial stability of the corporation.
The Role of Property Managers in Fire Code Compliance
Property managers play a key role in helping condominium corporations meet their obligations under the Ontario Fire Code. While the board of directors remains legally responsible for compliance, property managers oversee the day-to-day operational tasks required to maintain fire safety within the building. The updates introduced through Ontario Regulation 87/25 place greater emphasis on inspection procedures, documentation, and alarm placement, which increases the importance of active oversight. Property managers must monitor building systems, coordinate contractors, maintain records, and communicate safety expectations to residents and staff. By managing these responsibilities effectively, they help boards maintain compliance and protect the safety of residents.
Coordinating Fire Safety Inspections and Contractors
One of the primary responsibilities of a property manager involves coordinating inspections and maintenance for the building’s life safety systems. These systems include fire alarm panels, smoke detectors, carbon monoxide alarms, sprinkler systems, standpipes, fire extinguishers, emergency lighting, and exit signage. Property managers must ensure that qualified fire protection contractors inspect and test these systems at the intervals required by the Ontario Fire Code.
Managers should also confirm that contractors follow the applicable CAN/ULC testing standards referenced in the regulation. When inspections identify deficiencies, the property manager should document the issue and arrange for corrective work as quickly as possible. Prompt repairs help ensure that fire protection systems remain fully operational and reduce the risk of compliance issues during fire department inspections.
Maintaining Fire Safety Records and Documentation
Accurate record keeping forms a critical part of Fire Code compliance. Property managers must maintain organized documentation of all inspections, testing activities, maintenance work, and corrective actions related to the building’s fire protection systems. These records typically include inspection reports, service logs, alarm testing documentation, and deficiency reports prepared by contractors.
Fire officials may request these records during routine inspections to confirm that the condominium corporation meets its obligations under the Ontario Fire Code. Property managers should store documentation in a secure and accessible location, either through a physical fire safety binder or within an electronic records management system. Maintaining clear and up to date records demonstrates that the corporation actively monitors its fire protection systems and prioritizes resident safety.
Supporting the Board with Fire Safety Compliance
Property managers also support condominium boards by providing guidance on fire safety compliance and risk management. Because managers work closely with contractors and inspectors, they often identify potential issues before they become serious compliance concerns. They may recommend system upgrades, coordinate updates to the building’s Fire Safety Plan, or assist the board in preparing for fire department inspections.
As Fire Code requirements continue to evolve, experienced property managers provide valuable insight that helps boards navigate regulatory changes and maintain safe building operations. By working collaboratively with the board, fire protection professionals, and residents, property managers help ensure that condominium communities remain compliant with Ontario’s fire safety regulations while protecting the well being of everyone who lives in the building.
Risk of Non-Compliance
Condominium corporations must take the updated Ontario Fire Code requirements seriously. When a building fails to meet Fire Code standards, the local fire department has the authority to conduct inspections and issue orders requiring the corporation to correct identified deficiencies. These orders typically include specific deadlines for completing corrective work. If the corporation does not address the issue within the required timeframe, the municipality may impose further enforcement measures.
Recent changes to the regulatory framework also allow municipalities to issue Administrative Monetary Penalties (AMPs) for certain Fire Code violations. These penalties allow authorities to apply financial consequences more quickly when building owners fail to comply with safety requirements. Because condominium corporations fall within the definition of “owner” under the Ontario Fire Code, the corporation may be held responsible for deficiencies related to fire protection systems, alarm placement, or inspection records.
Non-compliance can also create broader risks for condominium corporations. If a fire or carbon monoxide incident occurs in a building that has not maintained required safety systems, the corporation may face increased liability exposure. In some situations, insurers may also examine whether the corporation maintained required life safety systems and complied with regulatory standards. For these reasons, boards and property managers should treat Fire Code compliance as an essential part of the building’s overall risk management strategy.
Long-Term Benefits of the Updated Ontario Fire Safety Code
Although the updated requirements may require additional planning and investment, the changes introduced through Ontario Regulation 87/25 ultimately strengthen building safety across the province. Expanded carbon monoxide detection requirements increase the likelihood that residents will receive early warnings if dangerous gas levels develop within a building. Early detection significantly reduces the risk of serious injury or fatal exposure.
The updated testing and inspection standards for fire alarm systems also improve the reliability of life safety equipment. Regular inspections, detailed testing procedures, and better documentation help ensure that fire protection systems function properly during an emergency. When alarms, sprinklers, and other safety systems operate as intended, they provide critical time for residents to evacuate and for emergency responders to respond effectively.
For condominium communities, these improvements support a safer living environment and strengthen the corporation’s overall risk management practices. Buildings that maintain strong fire safety programs not only protect residents but also demonstrate responsible governance and proactive property management.
Final Thoughts
Ontario Regulation 87/25 represents an important update to the Ontario Fire Code and reflects the province’s ongoing commitment to improving fire and life safety standards. The regulation introduces expanded carbon monoxide alarm requirements, updated inspection standards, and additional enforcement tools designed to strengthen compliance in residential buildings, including condominiums.
Condominium boards and property managers should take a proactive approach to these requirements. By reviewing building systems, updating fire safety plans, coordinating regular inspections, and maintaining accurate documentation, corporations can ensure that their buildings meet the updated regulatory expectations. Clear communication with residents also plays an important role in helping occupants understand their responsibilities for maintaining alarms and following fire safety procedures.
Fire safety ultimately depends on the combined efforts of boards, property managers, residents, and fire protection professionals. When condominium communities actively maintain their life safety systems and follow the requirements of the Ontario Fire Code, they help protect residents, reduce risk, and create safer environments for everyone who calls the building home.
