Property Management

Strata Management

Property Management through Meaningful Connections

Our full service Management services include:

MAINTENANCE – We manage maintenance requirements of your property.  We ensure qualified trades with appropriate insurance and WorkSafe coverage are utilized.  Approval is obtained before proceeding with expenditures over the pre-determined expenditure limit.

24-HOUR MAINTENANCE EMERGENCY SERVICE – We maintain a 24-hour maintenance emergency telephone number, for use by all residents.  We promptly attend to all maintenance emergencies, so as to mitigate further damages and/or inconvenience to residents, while screening to ensure that only emergencies are handled after hours.

TRADE SUPERVISIONWe monitor the quality and successful completion of repairs and projects performed on your property, while insuring that all trades have appropriate WorkSafe coverage and insurance.

LONG TERM PLANNINGA Long Term Plan can be established for your property, incorporating future capital projects, such as roof replacement and exterior painting.

DEPRECIATION REPORTWe will assist with the preparation and administration of a Depreciation Report approved for implementation at your property.

STAFF SUPERVISION – We prepare/review job descriptions for your site staff, supervise and provide training to ensure they are delivering quality service to your property.

INSURANCE – We provide access to our Master Client Insurance Program, which includes the highest of industry standard coverages available, with very competitive rates.  We also provide advice with respect to the use of, and administration of your insurance policy, so as to minimize future premium and deductible increases.

INSURANCE APPRAISAL – We provide access to our Master Appraisal Program, which provides your property with a quality replacement cost valuation at competitive rates, for insurance purposes.

COUNCIL MEETINGSOur Property Managers attend your Strata Council meetings to report on general and specific common property issues, provide advice, input and recommendations with respect to the affairs of your property, interpretation of the Strata Property Act and Bylaws, prepare and distribute minutes of the meeting, and report on correspondence received and issued.

ANNUAL / SPECIAL GENERAL MEETINGS – We prepare and distribute meeting notices to your Owners in accordance with the Strata Property Act.  Our Property Managers attend and chair meetings (upon request), and ensure they are conducted in accordance with the requirements of the Act.   We prepare and distribute minutes of your meetings.

SITE INSPECTIONSOur Property Managers perform regular site inspections of your property; this includes monitoring work in progress, ensuring completed projects are to standard, and monitoring the performance of on-site staff and contractors.

LEGAL / ARBITRATION – We attend quasi-judicial hearings on behalf of your property, such as arbitration hearings and settlement conferences resulting from Small Claims Court actions. We are able to liaise with legal counsel, as required.

FINANCIAL STATEMENTS – Our dedicated in-house Accounting department produces monthly financial statements recording an accurate accounting of all revenue and expenses.  You will receive a detailed financial statement by the 15th business day of each month, including bank statements and reconciliations, general ledger, invoice and cheque copies.

ANNUAL BUDGET – We prepare your operating budget for your property, including year-end figures and/or projections. The proposed budget is explained in detail, and following Council approval, presented to your Owners at the Annual General Meeting.

STRATA FEE COLLECTIONS – We attend to the regular collection of strata fees and aggressively pursue arrears using proven methods, ensuring maximum cash flow to your property.

SPECIAL ASSESSMENTS – We attend to the administration and collection of approved special assessments and aggressively pursue arrears using proven methods, ensuring maximum cash flow to your property.

PAYROLL ADMINISTRATIONWe provide comprehensive payroll services for site staff, where required, ensuring all employment requirements and remittances are met and properly administered on your behalf.

PAYMENT OPTIONS – For the convenience of our clients, we offer the use of pre-authorized bank debit, online banking, and post-dated cheques, for the payment of strata fees and/or special assessments, as well as rent payments.

TRADE/UTILITY PAYMENTS – We maintain strong relationships with our trades by ensuring that all approved invoices are paid promptly. Utilities are paid online and on time.  Repairs and maintenance are inspected/verified prior to payment.

BANK ACCOUNT MANAGEMENT – Separate trust accounts are maintained for your property (Contingency Reserve Fund, Operating Account, Special Assessment (if necessary)), administered in accordance with the requirements of the Real Estate Services Act.

INDIVIDUAL STRATA FEE STATEMENTS We issue monthly account statements to each Owner with a balance owing to the Strata Corporation.

CONTINGENCY FUNDS – We provide information with respect to the investment of Contingency Funds in secure, liquid investment instruments, to maximize return on these funds, while ensuring regulatory compliance.

PQ ONLINE – We provide online access to important documents specific to your property (meeting minutes, notices, financial statements) through a password-protected site.  Electronic notification of important documents provides critical information to owners in real-time. View our PQ ONLINE Demo

BYLAW ADMINISTRATION – Bylaws are reviewed by our Property Managers to ensure their adequacy and clarity.  We will attend to Bylaw infractions as directed by Strata Council.

CORRESPONDENCE – All correspondence received from owners and residents will be reviewed and responded to by our Property Managers in a timely fashion.

MEETING MINUTES – We prepare concise, well written minutes of all regular Council, Annual or Special General Meetings, and ensure their timely distribution.

CONTRACTS – All contracts needed in the operation of your property will be negotiated and finalized on your behalf.  We ensure that your property’s interests are protected within all contracts.

STRATA PROPERTY ACT INTERPRETATION – We provide regular guidance in respect to the interpretation of the Act as it pertains to the day to day operation and administration of your property.

REAL ESTATE SERVICES ACT – We ensure compliance with the Real Estate Services Act with respect to the handling of all trust monies and the management and administration of all trust bank accounts.  All property managers are licensed as stipulated within the Real Estate Services Act.

OWNERS’ / TENANTS LIST – We maintain a dedicated database of all pertinent information regarding your Owners and Tenants, maintained in accordance with Privacy requirements.

PARKING/LOCKERS – We maintain a dedicated database of all pertinent parking and locker assignment information regarding your property.

FORM “K” – NOTICE OF TENANT’S UNDERTAKING – We ensure Form “K” – Notice of Tenant’s Undertaking documents are on file for all tenants residing within your Strata Corporation.

FORMS/DOCUMENT REQUESTS – We issue applicable documents and forms as requested by owners, realtors, and lawyers for property sales, re-mortgaging, and title transfers within your property.

3/4 VOTE RESOLUTION – We provide guidance to your Strata Council about the use and requirement of 3/4 Vote Resolutions.