Tuesday August 25, 2026
What is a condo board?
In Alberta, a condo board is the group of elected directors that runs the condominium corporation. The corporation is responsible for enforcing its bylaws and managing the common property and other corporation assets, and the board is the body that exercises those powers day to day.What is a bully condo board?
A “bully condo board” usually means a board of directors who use their position to pressure, intimidate, or shut down residents instead of applying the condo corporation’s bylaws in a fair and consistent way. The board’s decisions may seem personal, unpredictable, or harder to question.In practice, the issue is less about the board making tough decisions and more about how those decisions are made and communicated, and whether the same process would be used for any resident in the same situation.
Signs of bullying on your condo board
Bullying can look different in every condo, but common red flags include:- Decisions that feel personal instead of policy-based
- Unequal enforcement of rules between residents
- Dismissive or threatening communication
- Withholding basic information without a clear reason
- Repeatedly moving goalposts on approvals or requests
- Using fines or enforcement to unfairly pressure a resident
- Shutting down resident questions without offering an alternative
- Retaliation-like behaviour after residents raise concerns
- Private side-deals or inconsistent explanations for decisions
- Failing to communicate effectively with the community
- A pattern of conflict around one director or small group
How to deal with a bully condo board
Understand your bylaws and policies
A strong first step is knowing what your rules and regulations actually say. Many issues labeled as “bullying” are really misunderstandings about authority, responsibilities, or procedures. When you understand the framework the board must follow, it becomes easier to identify whether a decision is off track or simply being communicated poorly.Keep communication clear and calm
It’s easier to resolve issues when conversations stay calm and factual. Focus on the specific decision or behaviour, not the person. Keep your questions short, direct, and neutral in tone. This can help reduce friction and give the board or condo manager something concrete to respond to.Use written communication when possible
Putting questions or concerns in writing creates a clear record of what was asked and how the board or manager responded. Email communication can give everyone time to read, think, and reply thoughtfully instead of reacting in the moment.Written communication also helps keep discussions focused on the issue rather than tone or emotion. Over time, this paper trail can make it easier for the resident and the board to track progress and follow up on open items without relying on memory.
Document interactions and decisions
If something feels off, make simple notes about dates, concerns raised, and how they were handled. This can help you stay organized and gives you a clear timeline if you need to revisit the issue later with the board or management.Bring concerns to the community manager
Your community manager can be a valuable resource. Managers often help translate bylaws, explain processes, and clarify next steps. Many concerns that feel personal can be resolved quickly when an experienced manager helps reset expectations and communication lines.Attend meetings and stay involved
Residents who participate regularly tend to have more productive conversations. Attending board meetings, information sessions, or annual general meetings can give you a clearer picture of why decisions are being made and provide a constructive place to raise questions.Focus on solutions, not conflict
When raising a concern, pair it with a possible solution. Boards often respond better when the goal is to fix a process or improve communication rather than assigning blame. A solutions-first approach helps rebuild trust and makes conversations more collaborative.Ask for clarification
If a decision seems unfair or unclear, ask for the reasoning behind it. Many boards welcome questions from residents. A simple request such as “Could you walk me through how this decision was made?” often leads to a clearer understanding of the policy or the reasoning behind it.Connect with other residents
If others share the same concern, speaking as a group can highlight broader patterns without creating unnecessary tension. Keep discussions respectful and focused on improving the community rather than criticizing individuals. Collective, constructive feedback often leads to better outcomes.Use formal processes when needed
Most condo corporations have written procedures for raising concerns or asking the board to review a decision. Following these steps keeps conversations structured and reduces the chance of miscommunication. Formal processes exist to help residents and boards get back on the same page.Use the 15% rule to request a special meeting
Alberta’s Condominium Property Act allows residents to request a special general meeting if they collectively hold at least 15% of the unit factors. This is a structured way for residents to raise concerns, ask questions, or request discussion on recurring issues. When used respectfully, the 15% rule can help bring matters into a formal setting where residents and the board can address them openly and constructively.How a property management company can help
A strong condo management partner can help minimize issues between residents and the board by making governance more predictable. That includes using standardized templates for notices and decisions, maintaining consistent enforcement timelines, organizing record requests, and keeping meeting agendas focused on decisions the board needs to make. Just as important, management can act as a steady point of contact, so residents get clear answers without conflict-driven backchannels.With FirstService Residential Connect™ available on desktop and mobile, boards and residents can use a shared platform for timely announcements, easy access to posted documents and meeting minutes, and streamlined tracking of requests and work orders, which helps reduce confusion and keeps communication consistent.
About FirstService Residential
FirstService Residential is a leading property management company in Alberta, supporting condominium corporations with local expertise backed by national resources. Our teams help boards stay organized with governance support, recordkeeping systems, financial management, maintenance planning, vendor coordination, resident communication, and 24/7 customer care.To learn more about how we can support your community, contact FirstService Residential today.
This information is provided for general informational purposes only and is not intended to constitute, and should not be relied upon as, legal, regulatory, financial, or operational advice, or as a representation or guarantee of any specific services, capabilities, or outcomes. Property management needs, regulatory requirements, market conditions, and available services vary by jurisdiction, property type, and community. FirstService Residential provides services through locally based affiliates and associates, and services and results may vary by community, region, contractual terms, and applicable law.