November 2024
There is a widespread labour shortage affecting all industries including condominium management.
There are not enough condominium managers to support all buildings requiring one. There are also financial pressures causing communities to reduce their management staffing level or restrict their operating hours. These are realities requiring changes to staffing models and management practices.
Ontario has more than 3,858 fully-licensed condominium managers providing services to 12,120 condominium corporations (CMRAO). Luxury buildings prefer to have a single manager, and perhaps an administrator, so the typical manager likely manages about five buildings.
In a world where there are not enough qualified people to manage high-rise condominium properties, condo boards must adjust expectations and the way their communities operate. Those with a manager and administrator may soon be forced to accept having a less-than-full-time manager. Communities will need to adopt technologies allowing greater productivity and efficiency.
A typical manager dedicates about half their time to day-to-day administrative duties. Eliminating these tasks through use of technology would allow managers to spend less time on-site while adequately focusing on the property, budgeting and working with specialists.
That fully staffed management office open to all residents will be less common. More managers will likely operate off-site and manage more buildings. More communication will occur by telephone and e-mail. Condo management software; and electronic systems for managing condo fee revenues and vendor payments will be needed to keep things organized, manageable and without any degradation in communication or services. Financial savings are considerable. That former management office can be repurposed.
The luxury of having one full-time manager is less common elsewhere. Buildings with more than 350 units can probably justify a full-time on-site manager. Communities of more than 800 units may also be able to justify an administrator. Smaller communities can be managed with a less-than-full-time manager working remotely as is common in British Columbia and elsewhere.
The British Columbia approach is for managers to handle a portfolio of properties working from a head office. Across the industry, a manager averages between 12 and 16 properties. This requires dependence on technology for efficiency, communications and to reduce errors. This model and its supporting technologies have improved productivity and customer service. It allows flexibility in working hours and locations, making it easier to attract employees. Communities offering this flexibility are better able to retain quality management without sacrificing quality or service while reducing costs.
The growing condominium management shortage may actually be a blessing in disguise.
