Condo Boards & Licensed Condo Managers | Understanding The Roles

Managing a commercial or industrial condominium in Calgary can come with some unique challenges. Whether you own a retail unit in a strip mall or a warehouse bay in an industrial park, the success of your property depends on two key players: the Condo Board and a Licensed Condo Manager.

While both are equally important for protecting property value and easy operations overall, their individual responsibilities are actually quite different.

Knowing where the board’s role ends and where the condo manager’s role begins is essential for legal compliance, efficiency, and avoiding any costly or unnecessary mistakes.

To help simplify these roles, here’s a guide to help you understand the different roles that Condo Boards and Licensed Condo Managers play.

Let’s dive in!

What Is a Condo Board?

In short, a Condo Board is a group of volunteer owners elected to represent the interests of all unit owners. Together, they form a Condominium Corporation, which governs how property is managed, operated and taken care of.

Condo Board duties include:

• Overseeing the financial health of the Condo Corporation.
• Enforcing bylaws and creating policies.
• Approving budgets, reserve fund studies, and special assessments.
• Hiring and supervising contractors or/or service providers.
• Making decisions that impact all owners and tenants.

In short, the Condo Board acts as the decision-making authority for the entire condominium.

What Is a Licensed Condo Manager & What Do They Provide?

Since December 1, 2021, all condominium managers in Alberta must be licensed through the Real Estate Council of Alberta (RECA). This requirement recognizes the specialized knowledge needed to manage shared spaces and finances, ensuring professional standards and consumer protection across the industry.

A Licensed Condo Manager works under the direction of the board and is responsible for:

• Coordinating day-to-day maintenance like snow removal, painting, landscaping, repairs, etc. are handled.
• Managing finances, including collecting condo fees and preparing budgets, so the property owner doesn’t need to.
• Ensuring compliance with the Condominium Property Act to remain in good standing.
• Maintaining accurate records for the corporation to reference when/if needed.
• Coordinating reserve fund studies and capital planning for long-term successful management.
• Communicating with contractors, owners, and the board directly so the property owner doesn’t have to.

Unlike a condo board, condo managers don’t make decisions – they execute the decisions made by the board.

Let’s Compare | Condo Board VS Licensed Condo Manager

Why the Difference Matters for Industrial and Commercial Condos

• Industrial Condos (Bays) – often require specialized maintenance like snow removal for loading areas, HVAC upkeep for larger spaces, and protection against freeze-thaw damage in the long winters. A licensed manager ensures these are handled proactively so that damage doesn’t occur.
• Commercial Condos (Retail Units) – with heavy foot traffic, parking lot safety, and clear visibility requirements, condo boards must ensure customer-friendly conditions for commercial retail units (CRUs). Condo managers also handle all vendor coordination and routine inspections.

Without this clear role separation, tasks can fall through the cracks, leaving owners exposed to liability and costly downtime.

How CMS Works With Boards

At CMS Real Estate, we don’t replace condo boards – we strengthen them. Our licensed and CCS®-certified specialists provide:

• Expert guidance to help boards stay compliant with Alberta’s Condominium Property Act.
• Day-to-day management of contractors, finances, and operations.
• Proactive planning for reserve funds and major repairs.
• Clear communication and reporting enable boards to make informed decisions.

A Checklist | Condo Board VS Licensed Condo Manager

Condo Board Responsibilities

• Elect directors and form policies
• Approve annual budgets and reserve fund studies
• Make decisions that affect all owners
• Enforce bylaws and handle governance
• Maintain ultimate accountability

Licensed Condo Manager Responsibilities

• Carry out board decisions
• Manage daily operations and vendor contracts
• Collect condo fees and prepare financials
• Keep accurate records and compliance documents
• Advise on industry best practices

In Conclusion | Final Thoughts

The success of commercial or industrial condos depends on collaboration between the boards that govern and the managers that execute.

With CMS Real Estate, your board gains a trusted partner who ensures compliance, smooth operations, and long-term value for your property.

Is your board confident about its responsibilities under Alberta’s Condominium Property Act?

Contact CMS Real Estate today to schedule a consultation and make sure your governance and management practices are aligned.

Blog posts from CMS Real Estate are for general information only. The content should not be considered real estate management or investment advice. If you are in need of professional real estate advice, please contact our team.