Condo Property Management vs Landlords: Who Does What and Why It Matters

When it comes to living in or owning a condominium, many people confuse the roles of landlords and property management companies. Whether you’re a condo board member, a unit owner, or a renter, it’s important to understand who handles what and how each party contributes to a well-run building.

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This article outlines the key responsibilities of condo property managers, explains how their role differs from that of landlords, and offers clarity for smoother communication and fewer misunderstandings.

Condo Property Managers and Landlords Serve Different Roles

In a condominium setting, landlords and condo property managers are not interchangeable. A landlord is the individual owner of a specific unit and is responsible for that private living space. A condo property manager, on the other hand, is hired by the condominium corporation and works on behalf of the condo board to manage the entire property.

This distinction matters because many issues raised by residents are mistakenly directed to the wrong party. Understanding these roles helps ensure problems are resolved efficiently and appropriately.

What Are the Responsibilities of a Condo Property Manager?

The responsibilities of a condo property manager focus on the operation, maintenance, and governance of common property, not individual units. Their role is to support the condo board and ensure the building operates smoothly, safely, and in compliance with Alberta legislation.

Typical responsibilities include:

● Coordinating maintenance and repairs for common areas such as hallways, elevators, roofs, parkades, and landscaping

● Hiring, supervising, and negotiating contracts with vendors and service providers

● Preparing budgets, collecting condo fees, tracking expenses, and issuing monthly financial reports

● Enforcing condominium bylaws consistently and fairly

● Supporting the board with meetings, Annual General Meetings (AGMs), and documentation

● Managing emergency response coordination for building-wide incidents

A condo property manager does not manage tenants, collect rent, or repair items inside individual units unless the issue impacts common property or involves bylaw enforcement.

Curious about how management fees are calculated and what they actually cover? Check out our article What Are Condo Property Management Fees? A Guide for Owners & Boards for a clear breakdown.

What Landlords Are Responsible For

Landlords are responsible for everything inside their individual condo units. This includes maintaining appliances, plumbing fixtures, flooring, and electrical systems within the unit, as well as handling tenant relationships.

If a unit is rented, the landlord manages leases, collects rent, responds to maintenance requests inside the unit, and ensures tenants follow condominium bylaws. When a tenant violates a bylaw, the condo property manager typically communicates with the landlord, who is then responsible for correcting the issue.

Why This Distinction Matters for Owners and Renters

Misunderstanding responsibilities can lead to delays, frustration, and unresolved issues. Renters may contact the condo manager about problems their landlord must address, while owners may expect managers to resolve private unit matters outside their scope.

Knowing who to contact improves response times and reduces conflict. For example, building-wide issues such as water leaks affecting multiple units or elevator outages fall under the condo property manager’s responsibilities. Issues limited to a single unit, such as a broken dishwasher or interior leak, fall to the landlord or owner.

Clear boundaries also help boards operate more effectively, ensuring managers focus on governance, compliance, and common property while landlords manage their private investments.

How Property Managers and Landlords Work Together

While their responsibilities are different, condo property managers and landlords must work together to maintain a functional community. Property managers rely on landlords to address tenant-related issues promptly, while landlords rely on managers to maintain shared spaces and enforce bylaws consistently.

This collaboration supports better communication, protects property values, and creates a more predictable living environment for all residents.

Understanding the Legal Framework

The division of responsibilities between condo boards, property managers, and landlords is supported by provincial legislation. For a deeper understanding of how these roles are defined and enforced, read Alberta Condominium Property Act: Key Provisions Every Owner Should Know.

Professional Condo Management Support in Alberta

Understanding what are the responsibilities of a condo property manager helps owners, renters, and boards work together more effectively, and ensures issues are addressed by the right party, at the right time.

If you’re evaluating management options or considering a change, our guide How to Find a Condo Management Company: A Step-by-Step Guide for Boards & Owners walks you through the process so you can choose with confidence.

Looking for expert help to manage your condominium property in Alberta? Charter Property Management delivers full-service support with transparent reporting, seasoned guidance, and a hands-on approach that keeps your community running smoothly. Reach out to our team today and discover how we can make condo ownership easier.