Bare Land vs. Conventional Condos
In a conventional condo you own the space inside your unit and share the building; in a bare land condo you own a parcel of land and, usually, the home on it. The difference changes your fees, your insurance and who pays for the roof.
Side by side
| Conventional condo | Bare land condo | |
|---|---|---|
| What you own | The space within your unit's boundaries, plus a share of common property | A defined parcel of land and, usually, the building on it, plus a share of common property |
| Common property | Structure, roof, exterior, hallways, parkade, grounds | Typically roads, landscaping, amenities and shared services |
| Roof, siding, windows | Usually the corporation's responsibility | Usually the owner's responsibility |
| Building insurance | Corporation insures the building; you insure contents and improvements | Owner usually insures their own building — check the bylaws |
| Typical fees | Higher — they fund the whole building | Lower — the corporation maintains less |
| Common in Edmonton | Apartments, many row townhouses | Many newer suburban townhouse and duplex communities |
How to tell which one you're buying
The listing may say, but the documents settle it:
- The condo plan shows whether units are defined by land parcels (bare land) or by walls, floors and ceilings (conventional).
- The bylaws spell out who maintains and insures roofs, windows, decks and exteriors — some bare land corporations still handle certain exterior items.
- The budget shows what the fee actually pays for.
Bare land condo vs freehold
A freehold (fee simple) house or townhouse sits on its own lot outside any condominium plan: there is no condo corporation, no bylaws, no condo fees and no reserve fund, and the owner maintains and insures everything. A bare land condo unit is also owned in fee simple on its own title, and you usually own and maintain the home and the land within the unit's survey boundaries. The difference is that it belongs to a condominium plan, so:
- a condo corporation exists from the day the plan is registered (Condominium Property Act s.25), and its registered bylaws bind every owner (s.32);
- owners pay condo fees (contributions) for the shared property, such as roads, landscaping and amenities;
- the corporation must keep a reserve fund backed by a reserve fund study (s.38), which applies to bare land condos too;
- the corporation insures the common property (s.47), while owners generally insure their own homes, subject to the bylaws.
A bare land unit is defined by survey markers placed under the Surveys Act, rather than by walls, floors and ceilings (Act s.1(1)(y)). Check the condo plan and bylaws: some bare land corporations take on exterior items as managed property.
Sources: Condominium Property Act, Government of Alberta: owning a condominium, Government of Alberta: repair and maintenance, CPLEA: condo terms.
Which suits you?
Choose conventional if…
You want lock-and-leave living, predictable costs and no exterior projects of your own — and you're comfortable with higher fees and shared decisions.
Choose bare land if…
You want house-like control and lower fees, and you're ready to budget and plan for your own roof, siding and windows over time.
Either way, a home inspection and a review of the condo documents are essential. See our townhouse condo overview.
Quick Answers
Are bare land condo fees lower?
Do I need a home inspection for a bare land condo?
Can a townhouse be a conventional condo?
Is a bare land condo the same as freehold?
General information for Alberta condo buyers, not legal, tax or financial advice. Confirm details with your REALTOR®, lawyer, lender or accountant.
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