Wednesday July 09, 2025
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 a condominium manager?
A condominium community manager is a licensed professional who supports the day-to-day operations of a condo corporation. In Alberta, this can include everything from
financial management and coordinating maintenance to helping
board members carry out their responsibilities under the
Condominium Property Act. Condo managers often act as the primary liaison between the board, residents, vendors, and regulatory bodies. They also play a critical role in supporting board decisions, executing approved plans, and maintaining the overall health of the community. A condominium manager does not replace the board, but works alongside it to help keep the condo corporation running smoothly and in compliance with applicable laws.
Roles of a condo manager
While specific duties can vary, most condominium managers in Alberta are expected to:
The right condominium manager should simplify life for the board and residents in the community.
Do condominium managers need a licence in Alberta?
Yes, condo managers in Alberta are typically required to be licensed. The Real Estate Council of Alberta (
RECA) oversees this licensing. To legally provide condominium management services in Alberta, individuals and brokerages must hold a licence through RECA and meet specified education and experience criteria.
Learn more in our webinar, 'Condominium property management: Know the facts on new licensing requirements'.
Legal requirements and compliance
Condominium managers in Alberta play a key role in helping boards meet their legal responsibilities under both provincial law and their corporation’s governing documents. A major part of the job is making sure nothing falls through the cracks when it comes to deadlines, disclosure rules, and compliance filings.
Condominium managers may help their clients comply with:
While the board ultimately holds legal responsibility for the corporation, a knowledgeable condominium manager can help minimize risk by tracking upcoming requirements, assisting with filings, and identifying issues before they become violations. Some management companies also offer in-house compliance support to keep pace with regulatory changes and help boards stay informed.
How to become a condominium manager in Alberta
To become a licensed condominium manager in Alberta, applicants must typically:
- Be at least 18 years old
- Be eligible to work in Canada
- Complete the RECA education requirements
- Pass the required examinations
- Apply for licensing through RECA
Once licensed, condominium managers must work under a licensed brokerage and are subject to RECA's rules, code of conduct, and continuing education requirements.
Benefits of working with a licensed condominium manager
A licensed condo manager brings structure, accountability, and professionalism to the management of your community. In Alberta, boards that partner with a licensed manager gain support with financial planning, owner communication, vendor oversight, and local law compliance. Condominium managers are trained to spot risks early, recommend solutions, and keep projects moving forward. Their experience can also help reduce costs by negotiating better vendor contracts and helping boards avoid penalties or missed deadlines. For self-managed or volunteer-led communities, this level of support can make a substantial difference.
Condominium management vs. property management
Although the terms are often used interchangeably, condo management is distinct from general property management. A condominium manager works directly with a condo board and is responsible for managing shared assets, enforcing bylaws, and coordinating with owners. Traditional property management is more commonly associated with rental properties and typically focuses on tenant issues, leasing, and revenue generation. In Alberta, licensed condominium managers must have a strong understanding of governance, financial reporting for corporations, and collective decision-making standards.
Frequently asked questions about condo managers in Alberta
What should we look for in a condominium management contract?
Look for clear definitions of included services, fee structures, communication protocols, and how performance will be evaluated. Some contracts are “all-inclusive,” while others may charge separately for things like after-hours service or financial reporting. The best contracts reflect your board’s priorities and your condo corporation’s specific needs.
Does the manager attend every board meeting?
Not necessarily. The manager typically attends regular board meetings and the AGM, but the exact arrangement should be discussed upfront. Some boards prefer more involvement, while others request manager attendance only when needed, such as during budget discussions or major project planning.
How do condominium managers stay informed about regulation changes?
Licensed managers are required to complete continuing education through RECA and often participate in industry associations that track legislation. Many management firms also have internal compliance support, legal partnerships, or dedicated training programs to keep managers and boards up to date. This helps reduce legal exposure and supports better long-term planning.
How are reserve fund studies handled by the manager?
While the board is responsible for commissioning a reserve fund study every five years, the manager often helps coordinate the process. This includes gathering documentation, working with the reserve planner, and helping the board interpret the findings and develop a viable funding plan.
About FirstService Residential
FirstService Residential is one of North America’s leading condominium management companies, proudly serving condo corporations across Alberta. Our licensed condominium managers offer local expertise, reliable support, and access to a wide range of value-added services. Whether you manage a high-rise in downtown Calgary or a townhome community in Edmonton, we tailor our services to fit your board’s goals and your community’s needs.
Contact us today to learn how our team can support your condo corporation.