May 2024
A high-rise residential community requires many skilled individuals to keep the place running – superintendent, maintenance staff, security, engineers, cleaning, accountant, lawyer, roofers, designers and landscapers. The condominium manager and management company play a central role for employing and organizing these providers along with the condo board.
Individuals employed in a residential community are typically classified as building personnel, professional services, and contracted services. Each requires a different approach to hiring.
When hiring building personnel, the board does not need to get involved. The condominium manager should be in charge of operations and making decisions without consultation with directors. The manager would interview and offer employment to those with a suitable resume, work experience and demeanor. A working relationship between staff and the condo board is an unnecessary and problematic complication to be avoided.
Prior to employing a professional such as a lawyer or engineer, look for individuals or companies with a good reputation, and experience working with or representing residential condominium communities.
Contractors are typically employed for a specific job or project such as replacing or repairing a roof, landscaping or gardening, air quality or HVAC, common area redesign and renovations, or repair of damage from water, fire or mischief. Pest control, waste management, odour control, restoration and parking area services are always needed on a regular or periodic basis. You want to find someone with a good reputation. While price is always important, availability and ability to provide specific services can be top considerations.
A common error is to employ someone known personally rather than focus on capabilities, quality of work and reasonable cost. A condominium manager or management company can do the upfront work of obtaining bids or quotes, and presenting them to the board so they can make an informed decision.
One of the best ways to find qualified help is to maintain a directory or database of vendors for high-rise communities. Property management companies maintain such lists. Condo Resource Guide offers a more extensive list that is updated annually. It includes lawyers, accounting firms, insurance brokers, engineers, plumbers, electricians, designers, roofing and façade contractors, HVAC specialists, elevator companies and many other categories of specialization. In the absence of a vendor directory, a good condominium manager will reach out to their network of contacts for referrals.
Red Flags
When interviewing for a superintendent or other position and the candidate is available but not currently working, it is very likely they were fired
When interviewing for a superintendent or other position and the candidate is available but not currently working, it is very likely they were fired. Asking enough questions of the candidate and their references should help determine why their employment was terminated. It is best to know everything possible about a superintendent or other employed individuals before allowing them into a building.
Beware of contractors asking for a large deposit, unable to provide a certificate of insurance, or failing to provide a complete and timely response to a Request for Proposal.
Contractors and professionals unable to speak clearly and without excessive use of technical terms can be difficult to work with on an ongoing basic.
