Overview of Condominium Management Service Models
A condominium corporation can hire a condominium manager under different service models, depending on its needs and financial capabilities. Each model defines the level of responsibility, authority, and liability assigned to the condominium manager and impacts how they interact with the condominium board and owners.
Full-Service Condominium Management
A full-service model means the condominium manager is responsible for handling most or all aspects of condominium operations, including:
Financial management: Collecting condo fees, preparing budgets, and managing reserve funds.
Operational management: Overseeing maintenance, repairs, and service contracts.
Administrative tasks: Preparing board meeting packages, maintaining records, and enforcing bylaws.
Legal compliance: Ensuring compliance with the Condominium Property Act (CPA) and Condominium Property Regulation.
In this model, the manager acts as an agent for the condominium corporation and must fulfill their responsibilities in line with the Real Estate Act Rules, which state that a condominium manager must act honestly, competently, and in good faith.
Financial-Only Condominium Management
This model focuses exclusively on financial services, such as:
Managing the operating budget and reserve funds.
Collecting and processing fees and special assessments.
Preparing and reviewing financial statements for the board.
Ensuring compliance with financial reporting obligations under the CPA.
Under this model, the board remains responsible for maintenance, repairs, and other operational matters. The condominium manager must ensure financial records are accurate, complete, and compliant with the CPA and Real Estate Act Rules to prevent legal or financial risks.
Administrative-Only Condominium Management
An administrative-only model limits the manager’s responsibilities to clerical and organizational tasks, such as:
Preparing and distributing meeting notices and minutes.
Maintaining corporate records and owner communications.
Coordinating meetings and assisting with voting procedures.
Providing guidance on compliance but not making management decisions.
This model places most decision-making authority on the board, and the manager acts as a facilitator rather than an active agent in governance.
Agency Responsibilities Under Different Management Models
Regardless of the service model, condominium managers must adhere to the Real Estate Act Rules, which outline the professional and fiduciary responsibilities of licensed condominium managers in Alberta. These include:
Acting in the best interest of the condominium corporation.
Providing services with reasonable skill and care.
Avoiding conflicts of interest and maintaining transparency.
Following board instructions within the scope of their authority.
However, agency responsibilities vary depending on the level of service provided:
Service Model | Level of Agency Responsibility |
Full-Service Management | High – Manager acts as an agent in financial, operational, and legal matters. |
Financial-Only Management | Medium – Manager handles finances but does not oversee operations. |
Administrative-Only Management | Low – Manager provides administrative support but does not act as an agent in decision-making. |
Under the CPA, a condominium corporation can delegate certain duties to a manager, but ultimate decision-making authority remains with the board. The manager’s role is to execute decisions made by the board, not to make independent governance decisions.
Impact of Service Models on Board and Owner Communication
Each service model influences how a condominium manager communicates with the board and owners:
Full-Service Model: The manager serves as the main point of contact, providing regular reports, updates, and recommendations.
Financial-Only Model: Communication focuses on financial statements, fee collection, and budget reports.
Administrative-Only Model: The manager communicates primarily about meeting schedules, notices, and record-keeping.
Regardless of the model, condominium managers must ensure accurate, timely, and transparent communication to maintain trust and compliance.
The Real Estate Act Rules require condominium managers to ensure all communications are truthful and not misleading.
