A guide to Alberta property management basics: Roles, duties, and more

This article is provided for general informational purposes only and does not constitute legal, financial, or real estate advice. Laws change frequently and vary by province. Readers should consult with a qualified professional for advice specific to their individual circumstances.
 

What is Alberta property management?

Alberta property management is the professional oversight of residential or commercial properties, and can include everything from rent collection and financial reporting to regular maintenance, board support, and resident communication. Many condo corporations in Calgary, Edmonton, and surrounding areas rely on Alberta property management companies like FirstService Residential for consistent and responsive support.
 

Roles and responsibilities in Alberta property management

Property management companies can deliver a wide range of services customized to the needs of each community. These responsibilities often include:

• Administrative support: Coordinating board meetings, AGM planning, record keeping, document distribution, and resident communication.
   
• Financial services: Collecting contributions or rent, preparing operating budgets, delivering monthly financial statements, and offering guidance on reserve fund planning.
   
• Operational services: Coordinating preventive maintenance, selecting and managing vendors, and addressing repairs or emergencies. This can range from small unit repairs to large-scale infrastructure upgrades.
   
• Regulatory compliance: Helping boards or owners stay current with Alberta’s Condominium Property Act, municipal codes, and other applicable standards.

For Alberta condominium corporations, managers may also assist in drafting bylaws, interpreting policies, or processing insurance claims in collaboration with the board.
 

How much does property management in Alberta cost?

In Alberta, property management fees for rental properties typically range from 8% to 12% of monthly rent, with additional costs for leasing or maintenance. Condo management is typically billed as a flat monthly rate per unit, generally falling between $30 and $50 per unit. High-rise property management in cities like Calgary may come at a higher cost due to added services like concierge staffing, package tracking, and amenity programs. It’s important to review any service agreement with qualified legal counsel to understand what’s included and what is billed separately.
 

Licensing requirements for managers in Alberta

In Alberta, managers are typically required to be licensed through the Real Estate Council of Alberta (RECA). The licensing process involves completing formal education and registering with a licensed brokerage that offers management services.

Owners managing their own properties may not need a licence, and in some cases, on-site building staff may be exempt depending on their responsibilities. That said, it’s always a good idea to check directly with RECA or speak with legal counsel to confirm whether a licence is required in your specific situation.
 

Frequently asked questions about Alberta property management

What’s the difference between a property manager and a community manager?

A property manager is someone who oversees rentals or other revenue-generating properties, focusing primarily on tenants and leases. A community manager, or condominium manager, typically works with condo corporations and townhome corporations, managing shared amenities, resident needs, board relations, and community maintenance.
 

Do you need a licence to be a condominium manager in Alberta?

Condominium managers and property managers typically need to be licensed through RECA. Licensing is mandatory for anyone providing condo management services for compensation, unless they qualify for an exemption. Legal counsel or RECA should be consulted for clarification in unique cases.

Learn more in our webinar, 'Condominium property management: Know the facts on new licensing requirements'.
 

Can a property management company help with capital projects?

Many Alberta property management companies offer project coordination services for large repairs or upgrades, such as roof replacements, envelope work, or elevator modernization. While the board retains decision-making authority, a manager can help with contractor vetting, scheduling, and budget tracking, which is especially helpful when projects span months or involve multiple stakeholders.
 

How involved is the board once a property management company is hired?

The board still makes key decisions, approves budgets, and creates policies, but a good property management company can oversee the implementation of these plans by managing day-to-day operations. That may include carrying out board directives, managing vendors, communicating with residents, and reporting back regularly. The relationship works best when it’s a partnership: the board provides direction, and the manager brings the tools and expertise to move things forward.
 

Can we choose our own vendors, or does the property management company decide?

Yes, the board is typically allowed to choose its own vendors. Property management companies like FirstService Residential can often help secure better rates on services like insurance, waste management, and maintenance through bulk purchasing and longstanding relationships with a network of trusted local vendors. However, the board has final say about the vendors they choose to work with. Our role is to present reliable, vetted choices and help you find the right fit based on the specific needs of your community.
 

How is communication with residents handled?

Your property management company typically serves as the front line for resident communication. That can include responding to maintenance requests, sending notices, and addressing general questions. Many companies use resident portals or communication platforms to streamline this process, and boards are copied on relevant updates. This can help reduce the board’s workload while improving response times for residents.

Our fully integrated property management software, FirstService Residential Connect™, allows board members, residents, and managers to communicate efficiently, track service requests, access documents, and manage community updates — all from their phone or desktop. With secure access and 24/7 availability, it’s one more way we help simplify property management and support well-informed, well-connected communities.
 

How FirstService Residential can help

A good Alberta property management partner helps protect property values, supports resident satisfaction, and reduces the burden on board members. Whether the community is a low-rise townhome complex in Airdrie, a high-rise building in downtown Calgary, or a large-scale development in Edmonton, the manager can play a key role in daily success.

At FirstService Residential, our team works directly with board members to identify community priorities and streamline operations. We focus on clarity, responsiveness, and proven systems, so every resident can benefit from a well-run community. We also provide 24/7 customer care, fully integrated property management software, and certified vendors to support communities in our care.

Contact FirstService Residential today to learn more.