Legal

April 8, 2025 Published by Golden Horseshoe Chapter - By Patrick Greco

Order! – Handling Disruptive Attendees at Owners’ Meetings

From the Volume 23, Spring 2025 issue of the CCI GHC Condo News Magazine

As meeting season starts to warm up along with the weather, the role of the chair at an owners’ meeting—whether it be an Annual General Meeting (AGM) or a special meeting—can be challenging, particularly when faced with disruptive, rude, or even threatening attendees. Ensuring a fair, orderly, and productive meeting while maintaining compliance with the Condominium Act, 1998 (the “Condo Act”) requires careful preparation and strategic action. This article explores common issues and provides practical and legal strategies for handling difficult attendees.

Common Challenges

Anyone who has been around condos for awhile will be familiar with some or all of the following disruptive attendee conduct:

• Interrupting proceedings with excessive questions or complaints;
• Shouting or engaging in personal attacks;
• Refusing to follow procedural rules;
• Using threatening or intimidating language; and
• Attempting to hijack the meeting’s agenda

While some level of disagreement is healthy in each condominium’s little “democracy”, persistent disruptions can doing business and create a hostile environment for all participants.

Legal and Practical Strategies for Managing Disruptive Attendees

1. Set Clear Rules and Expectations

The first line of defence against meeting disruptions is a well-defined set of procedural rules. The chair should:

• Refer to the Condo Act and the condominium’s governing documents, such as the by-laws, which provide guidance and rules of order.
• Consider adopting standard meeting procedures, such as Robert’s Rules of Order, which provide a structured framework for discussions and decorum. This is not strictly required for condominium meetings, but can help promote efficient business.
• Establish and communicate in advance a Code of Conduct for meetings that includes guidelines on respectful participation and consequences for violations.

2. Maintain Control Over Speaking Privileges

The chair has the authority to control who speaks and when. Practical techniques include:

• Enforcing time and question limits for speakers;
• Requiring attendees to raise their hands before speaking;
• Using a microphone system where the chair controls access; and
• Politely but firmly intervening when someone goes off-topic or engages in personal attacks.

If an attendee refuses to yield, the chair can move to the next agenda item and document the disruption in the meeting minutes.

Where a condominium community has a history of disruptive conduct, virtual meetings can be a God-send. Usually, just the threat of being muted (which the Chair should only employ in the most serious of situations) is enough to keep owners acting in a civil manner.

3. Engage a Professional Chair or Mediator

If a meeting is expected to be contentious, a professional chair (such as an experienced condominium lawyer) can ensure that discussions remain on track and that legal requirements are met.

4. Call a Recess or Adjourn the Meeting

If disruptions escalate, the chair may call a short recess to allow tempers to cool. If serious disorder continues, a motion to adjourn the meeting and reconvene at a later date may be appropriate. This should be a last resort but is an effective way to prevent further escalation.

5. Use Security or Police Assistance for Threats and Harassment

In cases where an attendee is making threats or behaving aggressively, safety should be the top priority. The Condo Act does not explicitly grant the board the power to eject an attendee from a meeting, but if an individual poses a safety risk:

• The chair may request that they voluntarily leave.
• The chair may order them to leave and refuse to continue the meeting until they do.
• If threats are made, the police should be called immediately.

Where the condominium suspects a risk of serious misconduct at the meeting, it is not unheard of to hire police to maintain the peace. Again, this should only be done in the most serious of cases.

6. Amend the By-Laws to Include Stronger Meeting Governance Measures

Condominium corporations can adopt by-law amendments that provide clearer authority for handling disruptions, including:

• Provisions for removing disruptive attendees
• The right to restrict attendance of persistently abusive individuals
• Requirements for virtual or hybrid meetings, which allow for better control over speaking privileges

The approving vote of a majority of all voting units is typically required to enact such amendments but, once in place, they provide stronger governance tools for future meetings.

7. Take Legal Action Against Repeatedly Disruptive Owners

If an owner continuously disrupts meetings and engages in abusive behavior, the condominium corporation may:

• Issue a warning from Corporation, through the Board or Property Management;
• Issue a formal warning letter through legal counsel; and
• If neither of those resolve the issue, have to pursue an enforcement order in court.

Conclusion

Handling difficult attendees at condominium owners’ meetings requires a balance of diplomacy, legal authority, and firm leadership. Chairs should establish clear rules, maintain order through structured meeting procedures, and take decisive action when necessary. In extreme cases, legal recourse may be required to ensure the safety and governance of the condominium community. By being proactive, condominium corporations can foster a respectful and effective meeting environment while upholding the rights and interests of all owners.

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Patrick Greco is a partner in the Condominium Law Group at Shibley Righton LLP where he provides a full range of condominium solicitor and advocacy services and particularly enjoys attending and chairing difficult owners’ meetings.