The Superintendent

April 2018

Any condo corporation of over five suites likely has a superintendent whose job is to supervise and maintain common areas of the building.  Tasks generally include daily maintenance and minor repair work.  When something goes wrong they are the go-to person.  Depending on their skillset, this individual may be capable of handling mechanical systems, minor plumbing or electrical work.  Some cleaning tasks may be part of the job description.  For high-rise buildings this individual likely lives on the premises.

Superintendent duties are typically general and vary depending on building requirements, personal skills and duties approved by the condo board.

The superintendent is not a personal handyman.  When not working for the corporation, some condo boards allow the superintendent to be hired by residents for in-suite tasks.  This is a service to residents who would otherwise be required to employ a contractor less knowledgeable about their home.  This approach provides additional income to a superintendent willing to provide service during their off-duty hours.

There is a direct relationship between the number of staff employed by a condo corporation and resident satisfaction.  Buildings with fewer staff tend to place more responsibility with the superintendent who does whatever is necessary and possible during working hours.  When an emergency arises the superintendent may be called to assist or take charge.

Omega Superior Maintenance provides cleaning and superintendent services for condo buildings.  Their superintendent services are used to employ permanent help or fill-in during absences.  Alexander Christie explains the importance of matching a building superintendent with the needs of a building and its residents.  “Condo corporations seeking to provide a higher quality of service will require a superintendent with more skills.  They may be available 24 hours a day, seven days a week, to deal with emergency situations such as a broken water pipe or illness.   An effective superintendent knows the property better than anyone else.  They understand what areas of the building are most likely to break down or be problematic, and prepare for these situations.  A good superintendent knows their residents and their special requirements.”

Some condo corporations may require residents to work through the management office when hiring the superintendent or other building staff for in-suite work.  This ensures in-suite work is scheduled and monitored to avoid conflict with condo corporation duties.  It makes management more aware of what work is taking place in suites and what services are needed by residents.