Start with your condo declaration: the corporation usually owns the frame and exterior seal, while the owner often owns the balcony door. A failed seal is fixed by resealing, new weatherstripping or a new glass unit, depending on where the leak is.
A balcony door that whistles in January, a window that drips onto the sill after a rainstorm, a glass panel that has gone cloudy from the inside: in a newer Concord tower these all look like one problem, and they are really three or four. Before anyone picks up a caulking gun, you need to know where the water or air is getting in, whose part of the building it is, and whether a warranty is still running.
Step one: find out where the leak actually is
Utilities that publish sealing guides all say the same thing: locate the leak before you fix it. Manitoba Hydro notes that air leakage is easiest to detect when the pressure difference between inside and outside is greatest, such as on a cool, windy fall day or a cold winter day. Hydro-Québec suggests moving a lit candle or a thin sheet of paper slowly around the window or door; if the flame or paper moves, there is a leak at that spot. In a condo, be careful with the flame near curtains, and a strip of tissue does the same job.
Water is a different problem from draughts. If you see water, note when it happens: only in wind-driven rain, or any rain? Does it come in at the bottom corners of the frame, along the threshold, or from above? Take dated photos. Whoever ends up fixing it, and any warranty claim, will want that record.
Who is responsible: the declaration decides
In Ontario, a condominium's declaration sets out what is part of your unit and what is a common element, and the corporation's maintenance duty covers the common elements. Windows and exterior doors are commonly treated as common elements, and a balcony is usually an exclusive-use common element. Whether you or the corporation repairs a balcony door, its glass, its weatherstripping or the sealant around its frame is written in your declaration and rules, and it genuinely varies from building to building. Common patterns are an owner who maintains the door and its hardware while the corporation looks after the frame, the wall and the exterior sealant, or a corporation that handles all exterior-facing windows. Do not assume; ask property management which clause applies, in writing.
There is a practical reason the exterior is usually the corporation's: on a high-rise it cannot be reached from the unit. Exterior sealant work needs rope access or a swing stage, and one unit's leak can be a sign of a failed joint that affects the floors above and below. If you are the owner, your realistic job is to report the leak promptly with photos, and to deal with the inside: the door's weatherstripping, the sweep and threshold, the interior trim and the interior caulk bead.
Is the building still under Tarion warranty?
If your unit or the building is newly built, check this before paying anyone. Tarion lists, in its second-year coverage, defects in materials or work, including windows, doors and caulking, that result in water penetration. Its first-year coverage is for defects in workmanship and materials generally, and its two tiers also cover Ontario Building Code violations that affect health and safety. The warranty excludes damage from dampness or condensation caused by an owner failing to maintain adequate ventilation, and damage from additions or alterations by the owner. Condensation on cold glass is also a ventilation question, not always a leak.
Who files depends on the element. Common-element items such as the building envelope are claimed by the condominium corporation, so for a leak at the outside of a window the practical step is to report it to the board or management so the corporation can claim. Tarion has its own forms and time windows for claims on a new home, and it asks that you notify the builder first; read the current timelines on tarion.com rather than trusting a summary, because a missed window can end the claim. The existing Concord guide on whose claim it is covers the split in more detail.
What a reseal can fix, and what it can't
- Draught at the door edge or threshold: usually worn weatherstripping or a door sweep. These are replaceable parts, and this is a classic small job. The door may also need its strike plate or hinges adjusted so it compresses the seal evenly.
- Gap between interior trim and wall: an interior bead of caulk. This stops air, but it does not stop water that has already got past the exterior. Sealing it up can hide a leak for a while, so only do it once you know the exterior is sound.
- Exterior perimeter joint failure: cracked or pulled-away sealant between the frame and the wall. This is normally a corporation job with the right access, and it is the likely source of a leak that appears only in wind-driven rain.
- Fog between the panes: the sealed glass unit has usually failed. Caulking will not help. Defogging services exist, but the usual lasting fix is a replacement glass unit in the existing frame, and in a condo that glass is typically part of what the corporation or your declaration assigns. Do not drill tempered glass yourself.
- Water at the bottom of a sliding door track: often blocked drainage weep holes in the track, which just need clearing. Check that before blaming the seal.
If you are doing the inside work yourself
Hydro-Québec's caulking guide gives the basics that apply to a small interior job. Remove dirt, loose paint and old caulk, cutting out cracked or dried compound with a utility knife. Do not caulk where the temperature is below 5°C, because the compound stiffens and becomes hard to work. For gaps wider than about 6 mm (a quarter inch), push in foam backer rod first and caulk over it. Cut the nozzle at an angle, hold the gun at right angles to the joint and make sure the bead bonds to both sides. Pick a good-quality caulk; cheap products are harder to apply and less durable. Then replace or add weatherstripping on the door while you are there. Keep the unit ventilated, since a tighter home holds more moisture.
Get it in writing before any work
Anything that touches the exterior face of the building, including the outside of the door frame, needs the board's say-so; our guide on condo board approval for small exterior jobs explains how that works. A contractor who is willing to caulk a common-element joint without checking with management is creating a problem, because work done without the corporation's say-so is hard to defend if a leak shows up later. Ask any contractor what exactly they will seal, with what product, and whether the work is on your side of the declaration's line.
Quick answers
Who fixes a leaking balcony door in a Concord condo?
It depends on your declaration. Many make the owner responsible for the balcony door and the corporation for the frame and wall, but some do the reverse, so read it or ask management in writing.
Can I caulk around my condo window myself?
Often only the inside. Exterior caulking on a tower is usually the corporation's job, because it is part of the building envelope and needs swing-stage or rope access.
What does Tarion cover for window and door leaks?
In the second year, Tarion covers defects in materials or work, including windows, doors and caulking, that result in water penetration. Damage from poor maintenance or owner alterations is excluded.
What temperature is too cold to caulk?
Hydro-Québec advises against caulking below 5°C, because the compound stiffens and is hard to work. A job done in a cold snap often has to be redone.
Why is there fog between the panes of my window?
That usually means the sealed glass unit has failed, and moisture has got inside. Wiping or caulking won't fix it, because the glass unit itself usually has to be replaced.
If you would rather have someone else fix the door weatherstripping and interior sealing once you know it is yours to fix, you can ask for a fixed price.
Before the next cold snap
The cheap, early fixes are the ones that go wrong when put off: report the leak, take photos, find out who owns the part, and check the warranty clock. A draught is an annoyance; water behind trim is a repair bill that grows.
Related reading
- More home repair guides for Concord
- Balcony Guard or Door Repair in a Concord Condo or Townhome
- Tarion Warranty in a Newer Concord Condo or Townhome: Whose Claim Is It?
- Window and Door Resealing Before Winter in Richmond Hill
Not sure what's actually going on?
Every home is different, and home repair or renovation problems don't always match the textbook case. Describe your specific situation to Rhodex's AI Advisor and get a straight, honest answer — free, no obligation.
Ask the AI Advisor about your home repair or renovation question →