Ontario's 2026 Fire Code Changes: What Every Condo Board Must Know

What the 2026 Ontario Fire Code Changes Actually Require

Ontario Regulation 87/25 introduced three major changes that condo corporations need to understand. First, the rules around carbon monoxide alarms became significantly stricter. Any suite or unit that contains a fuel-burning appliance, a fireplace, or an attached garage must now have CO alarms installed outside each sleeping area, on every storey of the unit, in any appliance service room, and in any public corridor heated by the appliance. Alarms in corridors must be spaced no more than 25 metres apart.

Second, the standards governing fire alarm inspection and testing were updated. Systems are now to be tested and verified under ULC-S536 and ULC-S537 standards, which provide more detailed inspection protocols than the previous regime. If your building's fire alarm maintenance contract predates 2026, it may not reflect these updated requirements.

Third, and most significant for boards, the regulation introduced Administrative Monetary Penalties (AMPs). Municipal fire authorities now have the power to issue financial penalties for non-compliance without taking the matter to court. For context, fines for corporations can reach $500,000 on a first offence, with higher penalties for repeat violations. Individual directors may face fines of up to $50,000 and, in serious cases, imprisonment.

What the Condo Corporation Is Responsible For

Under the Ontario Fire Code, condominium corporations are treated as "owners" of the common elements, and this ownership carries direct compliance obligations. It also extends further than many boards expect: because corporations are considered joint owners of units for fire code purposes, your board has a duty to take reasonable steps to ensure that individual unit owners are also meeting the new CO alarm requirements within their suites.

In practical terms, this means the corporation is responsible for common element CO coverage, keeping a current and approved fire safety plan on file with the local Fire Department, ensuring fire alarm systems are tested on the new ULC schedule, and communicating the new alarm requirements to residents. Boards in London Ontario that have recently updated their fire safety documentation are in a stronger position, but any board that has not revisited its plan since before January 2026 needs to do so promptly.

The specific responsibilities a board carries include:

•      Auditing all common element areas for CO alarm compliance, including parking structures, mechanical rooms, and heated corridors

•      Reviewing and updating the approved Fire Safety Plan to reflect the 2026 code amendments

•      Ensuring fire alarm inspection contracts specify ULC-S536 and ULC-S537 testing standards

•      Notifying unit owners of their obligations regarding CO alarms inside their own suites

•      Retaining documentation of all compliance activities in case of a municipal inspection

Communicating rule changes to residents and following up on compliance is part of the broader challenge of bylaw enforcement. For guidance on that process, see our article: Enforcing Condo Rules and Bylaws in Ontario.

How Board Liability Connects to Fire Code Compliance

This is not legal advice, but generally speaking under Ontario law, individual board members can be held personally liable when a corporation fails to meet its statutory obligations and a director knew or ought to have known about the non-compliance. The 2026 fire code changes put that threshold front and centre. With penalties of up to $50,000 per individual director and the possibility of imprisonment for serious violations, treating fire code compliance as someone else's problem is not a defensible position for any board member.

The standard defence for directors is the "due diligence" defence: showing that you took reasonable steps to prevent the breach. That means documenting your board's compliance review process, retaining qualified contractors for fire alarm testing, and keeping records of owner communications about CO alarms. London Ontario boards working with Sapphire on their compliance documentation have found that having a structured process in place makes it far easier to demonstrate due diligence if questions ever arise.

To understand the full scope of what directors are personally liable for, read our guide: Condo Board Member Liability in Ontario.

Practical Steps Your Board Should Take Now

The most important thing boards can do at this point is stop treating this as a future task. The regulation is already in force. A board that identifies and corrects a deficiency before a fire inspection is in a far better position than one that discovers it during one.

Start with a walkthrough of all common elements to confirm CO alarm placement meets the new spacing and coverage rules. Then pull your current fire safety plan and compare it to the January 2026 requirements. If you are unsure what the updated standards require in your specific building type, the Ontario Association of Fire Chiefs and the Condominium Authority of Ontario both publish guidance materials.

Next, contact your fire alarm maintenance contractor and confirm that their inspection protocols have been updated to reflect ULC-S536 and ULC-S537. If your contract was signed before 2026, ask them in writing to confirm compliance. Keep that correspondence on file.

Finally, send a written notice to all unit owners explaining the new CO alarm requirements for their suites, what they are responsible for, and a deadline for compliance. At Sapphire, we find that boards who issue a clear, straightforward notice with a specific deadline get far better owner response than those who rely on general building announcements.

Selecting the right fire safety contractor is part of the broader challenge of vendor management. Our guide covers what boards should look for: Hiring Contractors for Your Condo Building in Ontario.

Frequently Asked Questions

Q: Are Ontario condo corporations required to install carbon monoxide alarms in every unit?

A: The condo corporation is directly responsible for CO alarm compliance on the common elements. For individual suites, the corporation is considered a joint owner for Fire Code purposes, which means the board has a legal duty to take reasonable steps to ensure that unit owners install alarms as required. Units with fuel-burning appliances, fireplaces, or access to an attached garage must have CO alarms outside each sleeping area and on every storey. Boards in London and Sarnia should communicate this clearly to all owners and document those communications.

Q: What are the fines for condo boards that don't comply with the 2026 Ontario Fire Code changes?

A: Under Ontario Regulation 87/25, which introduced Administrative Monetary Penalties, corporations can face fines up to $500,000 for a first offence, with higher penalties for repeat violations. Individual directors can face fines up to $50,000 and, in serious cases, potential imprisonment. This is not legal advice, but generally speaking under Ontario law these penalties can apply even without a fire incident, simply as a result of non-compliance identified during a municipal fire inspection.

Q: Does my condo corporation need to update its fire safety plan for 2026 in Ontario?

A: Yes. If your fire safety plan was not reviewed after January 1, 2026, it likely does not reflect the new CO alarm placement requirements or the updated fire alarm inspection standards. An out-of-date fire safety plan that does not account for the 2026 amendments could itself be a compliance deficiency. The plan must be filed with and approved by the local Chief Fire Official, and the CMRAO provides guidance to licensed condominium managers on meeting these obligations. Boards should treat a plan review as a standing item for their next meeting.

Related Reading

→ Condo Board Member Liability in Ontario

→ Hiring Contractors for Your Condo Building in Ontario

→ Enforcing Condo Rules and Bylaws in Ontario