January 2025
Both Ontario and British Columbia struggle with a shortage of condominium managers.
Ontario has more than 11,700 condominium corporations housing over 800,000 units, and 2,500 fully-licensed managers of which an estimated 300 do not manage specific buildings. With 5.3 buildings per licensed manager in Toronto after excluding self-managed buildings, this is insufficient when most communities demand one full-time manager for one or two buildings.
The number of active strata managers across British Columbia is equally acute. There are about 34,000 strata corporations in British Columbia. About 22,000 of these are smaller buildings with 50 units or less and are self-managed. Current estimates suggest that of about 1,400 licensed managers in the province, only about 500 are active and that an additional 300 are needed immediately. Only about half of those buildings requiring a manager is able to find one. On average, each strata manager must be responsible for more than 20 buildings to accommodate current demand.
Condominium communities can work smarter so that a single manager can handle more properties and charge each community less for management services. It is not uncommon for communities to retain more management than necessary by failing to adopt policies, procedures and technologies that allow their management to operate more productively. The problem can be exacerbated by failing to pay adequately to obtain quality management capable of assisting in adoption of practical policies, procedures and technologies.
The problem is likely to get worse in both provinces. Many managers, those who are more qualified, are nearing retirement. The pool of newly licensed managers is insufficient to replace them.
More experienced managers have skills in the areas of budgeting, mechanical systems, technology and interpersonal dealings. They may have advanced degrees in business, engineering or other areas, particularly those choosing condominium management as a second career.
A single individual managing four high-rise buildings could be responsible for $1 billion in assets. This is a level of responsibility that requires someone with a Masters of Business Administration (MBA) and years of experience in property management.
