Author: Kelly Doyle

The BC Residential Tenancy Branch has announced the 2023 maximum rent increase percentage is 2%.

Annual rent increase notices must have an effective date no earlier than January 1, 2023.

When issuing a new notice of rent increase, a landlord must:

• Use the approved notice of rent increase form
• Use the maximum amount for 2023: 2%
• Give the tenant no less than three full months before the notice takes effect.

For further details, please visit https://www2.gov.bc.ca/gov/content/housing-tenancy/residential-tenancies/during-a-tenancy/rent-increases

Apartment & Condominium Building Managers/Caretakers

The following information was obtained through research, interviews and discussions with employees and employers in the Property Management industry in BC.

You will find below a list that shows the lowest, the average and the highest monthly wages paid for the number of suites listed. The amount represents the total gross wages paid regardless if it is a single or couple employed.

Rent payments are deducted from these amounts as is Income tax, CPP and EI deductions (where applicable).

Number of suites: 50+

• Low $3,000
• Average $3,500
• High $5,000

Number of suites: 100+

• Low $3,500
• Average $4,600
• High $9,500

Benefits:

• Rent Reduction: Most employers offer a rent reduction.
• The average rent reduction is 50% off market rent.
• Many employers provide Health Benefits packages.
• Some employers provide a mobile phone for office use.

A resident caretaker is a person who lives in an apartment building that has more than eight residential suites, and who is employed as a caretaker, custodian, janitor or manager of that building. There may be more than one resident caretaker in a building.

Coverage under the Act and Regulation
Although most parts of the Employment Standards Act (the Act) and Regulation apply to resident caretakers, a different minimum wage applies. Resident caretakers are excluded from the hours of work and overtime provisions of the Act.

Minimum wage
The minimum wage for resident caretakers is a monthly wage based on the number of suites in the building.

For a building with nine to 60 residential suites:

• June 1, 2022 – $937.82 per month plus $37.58 for each suite.

For a building with 61 or more residential suites:

• June 1, 2022 – $3,194.43 per month.

Where a resident caretaker works less than a full month, wages are pro-rated based on number of days worked.

Hours of work and overtime
Resident caretakers are not entitled to daily or weekly overtime. Resident caretakers are entitled to 32 consecutive hours free from work each week. If a resident caretaker is required to work during this time they must be paid one and a half times their regular wage.

Statutory holidays and annual vacation
Resident caretakers are covered by the statutory holiday and annual vacation provisions of the Act.

Suite Rental
Resident caretakers can assign part of their wages to be paid as rent by way of a written authorization to their employer.

Employer to post work schedule
An employer must post a notice in the apartment building specifying the resident caretaker’s hours of work and days off, and give the resident caretaker a copy of the notice.

Definition of apartment building
Any building that has the appearance and characteristics of an apartment building, such as a common entrance and hallways, and is a predominantly vertical structure, is considered to be an apartment building under the Act. Buildings that are predominantly horizontal with separate outside entrances, such as townhouse units or row housing, are not considered to be apartment buildings.

The Act applies to resident caretakers regardless of whether a building has one owner and the units are rented to tenants, or the building is strata-titled and the units are owned individually.

As of June 1, 2022, B.C.’s minimum wage increases from $15.20 to $15.65 per hour.

It may seem a little early to think about opening your pool for the season – but why not get a jump on others and start planning now?

Have an indoor pool? These tips will help you all year round!

Here are some tips from RMTI – Resident Managers’ Training Institute for getting your pool back into shape for the upcoming season.

For information on becoming a CSPO – Certified Swimming Pool Operator please visit CSPO – Certified Swimming Pool Operator course information

Remove the Pool Cover

If your pool has been covered up for the off season you will need to remove the cover. Some pools are covered in order to keep out leaves and debris. If you have a solid cover that contains rain water on top you need to drain that rain water off and not let it run back into the pool. Be careful that the pool water does not drop when siphoning off the water on the cover. You then need to sweep and clean the cover with a pool grade cover cleaner and deodorizer to prevent sticking, mildew, stains and unpleasant odors. Once cleaned fold and store the cover in a clean, dry place away from the sun and weather elements.

Fill the Pool

The water level should be at about the middle of the skimmer opening. Remove all debris such as leaves and sticks using a leaf rake. A magnet attachment for your pole is handy for picking up any metal objects such as pins and nails before they have a chance to stain the surface of the pool.

Check the Equipment

All equipment needs to be in good working order. Check for frozen pressure gauges, damaged flow meters, cracked skimmers, baskets, etc. Make sure the weir is working. Take a good look at the main drain! These are some of the items the Health Inspector will look at. (See note 1 below)

You will need to call your pool service company to clean and service the gas heater. This is not something to attempt yourself. Gas heaters should be cleaned twice a year. Clean the chlorinator if it was not done at the close of the last pool season.

Note 1: It has been suggested by Environmental Health Officers (EHOs) who inspect pools and hot tubs, that operators should have a goal of making sure that their pool is operating within the correct parameters for at least a couple days before they want to open; in the case that something unexpected happens, this will allow them time to address it without actually delaying the opening.

Sand Filter

Should be chemically degreased and descaled – a simple operation which if done regularly, will ensure full filtration. If your filter isn’t working to capacity your chemicals will be less effective.

Installation and Inspection

Install any diving boards and ladders that were put away when you closed the pool at the end of last season. Check for hairline cracks that may have appeared since last season. If you adjusted your return fittings for winter, make sure you return them to the down position for full circulation.

Inspect all your safety equipment and replace any items that are damaged: Your life ring, rope, insulated pole and life hook to name a few.

Brush the Walls and the Steps

All the way to the floor of the pool. Brush the dirt and debris towards the centre drain so that most of the dirt will be sucked into the filter system.

Clean all the Tiles

Make certain to use a pool grade cleaner that will not tie up your chlorine. A stiff bristled brush works well on the tiles while a scrubby pad is better for the water line of vinyl. Brushes are available with a built in dispenser.

Vacuum the Pool

Before attempting this be sure to check your hose for any cracks or splits. You may need to replace your hose if you find any. A damaged hose will not only add unnecessary hours to your work load, but will not be effective in vacuuming the pool.

Check your Test Kit

Make sure it’s in good working order. Each season you’ll need new reagents to ensure accurate readings.

You can also take a sample of your pool water to your pool service company and they will be able to perform a computerized water analysis. The pool water will be tested for water balance as well as total dissolved solids, cyanuric acid, total versus free chlorine, iron and copper. Most pool professionals offer this as a free service. Some will even bring their computer to your pool-side for a small service charge. If you prefer to analyze the pool water yourself, check the chlorine level for free available and total chlorine.

Check and Adjust the Total Alkalinity

Total Alkalinity is the measurement of the alkaline in the pool water. It acts as a buffering agent, preventing big changes in pH and avoiding corrosion and staining. In plaster pools a measurement of 80-125 ppm is ideal. In vinyl, painted and fiberglass pools, it should be adjusted before the pH.

Test and Adjust the pH

The degree of acidity or alkalinity of swimming pool water is measured by the pH reading. A pH of 7.4 – 7.6 will allow the chlorine to work at full strength and the pool will not be damaged by overly acidic or alkaline water. Your bathers will also be more comfortable. High pH may cause cloudy water and scaling on the pool pipes, equipment and surfaces.

Measure the Stabilization

The ideal cyanuric acid level is 40 ppm. This prevents sunlight from dissipating the chlorine. If unstabilized chlorine is being used, the stabilizer level should be checked and adjusted each 30 to 60 days.

Check the Calcium Hardness

The desired range for plaster pools is 200-250 ppm. All other pools require a slightly lower range of 175-225 ppm. By maintaining the correct hardness levels you will prevent etching of the plaster and corrosion of metal equipment.

Burn out the Pool

This treatment oxidizes water-soluble, non-filterable swimmer wastes, assuring comfortable swimming. Burning out also kills any microbes that may be resistant to the normal daily treatment.

Add Algaecide

In order to back up your chlorine. The algaecide will help to kill the algae and bacteria, allowing your chlorine to do its job more effectively.

Start Routine Maintenance

Check your supply of log sheets. These are readily available from the Health Department. As a back up to regular testing, be sure to use your pool professional’s computer analysis during the open season.

Salt Water Pools

Ensure that all plumping is reattached and close any valves left open during fall closing. If you disconnected electricity, now is a good time to reconnect power to your pool system and devices. If you are using a salt water pool system, reinsert the salt cell if it was removed during winterization. Always use caution with electricity especially around water, to avoid electrical shock.

A this point you should make sure that your entire pool system including the pump, filter, chlorine generator and heater are working properly. It’s also a good time to ensure that your zinc anode is still in good shape if you have a salt system and have incorporated this device.

Water chemistry is the most important step to opening a pool properly in the spring after the water has been sitting stagnant over the winter months. The chemistry will have altered over the winter months and it will need to be balanced. If you plan on balancing the water chemistry yourself we recommend a good salt water test kit so you know exactly what needs to be adjusted and don’t get caught in the over treating nightmare.

If you have a salt water pool, it’s extremely important that you get the salinity levels correct at the start of the season because the generator will function optimally only if the salinity is within the recommended range between 2500-4500 ppm. If levels are too low it won’t produce enough chlorine while high levels could cause damage to your salt cell. If you want more detailed information about salt and a calculator for adding the right amount be sure to contact your pool service company.

As you adjust the chemistry and salinity of your pool it’s important to allow the water to circulate by leaving your pool system and pump running for at least 12 hours. You should keep your salt water chlorine generator turned off during this initial circulating and mixing until you are satisfied with your pool chemistry. If you want more detailed instructions on chemistry and balancing be sure to contact your pool service company.

RMTI Offers Online Courses

RMTI – Resident Managers’ Training Institute offers an online course on becoming a CSPO – Certified Swimming Pool Operator that can be completed in two weeks (full time study) or four weeks (part time study). On successful completion of the CSPO course you will receive your CSPO designation and certificate.

RMTI is certified federally by the Ministry of Employment & Social development Canada as an educational institute and has been serving the property management industry for over 41 years.

For further information visit:

CSPO – Certified Swimming Pool Operator course

CRM – Certified Resident Manager course/CBS – Certified Building Superintendent course

^{All information contained in this article remain the sole property of RMTI – Resident Managers’ Training Institute (the publisher). Reproduction in whole or in part of this information for any purpose without prior written permission from the publisher is strictly forbidden.}

The provincially mandated rent increase freeze in BC expired January 1, 2022 and the Residential Tenancy Branch has announced the 2022 maximum rent increase percentage is 1.5%.

Annual rent increase notices must have an effective date no earlier than January 1, 2022.

When issuing a new notice of rent increase, a landlord must:

• Use the approved notice of rent increase form
• Use the maximum amount for 2022: 1.5%
• Give the tenant no less than three full months before the notice takes effect.

For further details, please visit https://www2.gov.bc.ca/gov/content/housing-tenancy/residential-tenancies/during-a-tenancy/rent-increases/standard-rent-increase

A statement was released by the Residential Tenancy Branch regarding their complaints process

The RTB statement reads as follows:

Ensuring landlords and tenants have access to fair and impartial dispute resolution proceedings is central to the Residential Tenancy Branch’s mission. We are also committed to improving our services so that landlords and tenants have a better experience when accessing our services. We recognize there are times when we do not meet our service users’ expectations. Drawing on guidance from the BC Ombudsperson and feedback from service users and our staff, we have taken steps to make our complaints process more accessible, transparent, and fair.

To be clear, no government employee can interfere with a decision or the decision-making process of the director, which are final and binding. The complaint process is not an alternative to pursuing relief by way of legislated steps such as a review consideration or judicial review. However, reviewing complaints can provide the RTB with valuable information about whether policies, processes and procedures require changes, and may help identify areas that would benefit from enhanced training.

You can view information about the process on the RTB Website which sets out the steps taken to review a complaint, timelines for responding and how complaints should be submitted.

Effective March 1, 2021

The Province of BC has amended regulations to allow email as a method of service between landlords and tenants as long as the landlord and tenant both agree in writing that this is an acceptable form of communication and the email addresses are included in this agreement.

The following form can also be used to confirm communication by email:

https://www2.gov.bc.ca/assets/gov/housing-and-tenancy/residential-tenancies/forms/rtb51.pdf

Click here for further updated details on Serving Notices During a Tenancy

Click here for current Changes to Tenancy Laws

Fully trained, skilled and motivated onsite personnel who are up to date with industry trends and new developments are essential to protecting your assets.

Staying competitive is the key to a good return on your investment. Knowledgeable Resident Managers/Superintendents bring direct benefits to your business and to your buildings. Skilled personnel will make the difference between a profit and a loss on your investment. No matter what type of industry you are in, properly trained personnel have a positive effect on performance and a measurable impact on your bottom line.

What would happen if a member of your onsite personnel served a notice of eviction to a troublesome tenant and the notice was incorrect? You might end up with that tenant for another couple of months which could cost you even more money. It could also cost you the lost opportunity to secure good tenants. Another good reason to hire qualified personnel.

As an apartment owner, property manager or strata council president of a multi-million-dollar investment, you need your Resident Managers/Superintendents to be fully trained in all aspects of the day-to-day operation of your building.

Thousands of buildings across Canada are in need of trained on site personnel. Combine the need in the existing buildings with the hundreds of new buildings going up and you will quickly discover it is getting harder and harder to find trained individuals qualified to operate your investments.

Don’t fall into the trap of hiring an unqualified/untrained individual just because the number of qualified applicants applying to you is limited. You could hire an unqualified/untrained person for less compensation but they might end up costing you in the long run and that is definitely no benefit to you!

We asked some industry professionals about the advantages of hiring individuals who have completed an industry recognized course.

David Pitts, Property Manager, Gateway Property Management Corporation said “I recently hired a RMTI graduate for a resident manager position in Vancouver. This is his first entry into building management, yet he has easily adapted to his new career, and is working well with tenants, contractors and management. Good building staff are hard to find, but I believe my recent hire will be a valuable long-term employee’.

According to property manager Scott Reid, “Our industry is inundated with people who think they can run buildings who only see the superficial duties and do not understand most of the underlying factors which make for a good, well-run building. The RMTI course brings these underlying factors to the surface so that new people in the field are aware of what is expected of them. When hiring new people the RMTI certificate is given a positive consideration in the final analysis’.

For more than 40 years, RMTI has assisted hundreds of building owners and property management companies hire trained onsite personnel for their many projects all across Canada. Testimonials available from both graduates and employers can be found at RMTI Testimonials – Graduates & Employers

The CRM – Certified Resident Manager and the CBS – Certified Building Superintendent certificate and designation are recognized coast to coast by thousands of employers. In fact, some employers will only hire RMTI certified personnel. Some online ads often stipulate “RMTI grad preferred” or “CRM/CBS certificate required”.

RMTI graduates come to you with the knowledge and training to do the job properly. They have all the skills necessary to fit into your way of running your project. They are conversant with advertising and marketing procedures, suite leasing, rent collections and are trained in verifying application form information, security deposit procedures, tenant relations, and the proper serving of legal notices.

They are trained in residential tenancy law and up to date on current legislation as well as knowing who is responsible for repairs and maintenance. They are familiar with all the different types of forms used in managing a project and will be able to adapt to your particular forms and procedures.

They are given the knowledge to perform minor repairs, general maintenance and perform janitorial functions. They are familiar with fire safety codes, regulations and equipment as well as being up to date on WHMIS and general complex care.

Some RMTI graduates have also completed the CSPO – Certified Swimming Pool Operator course that shows present and potential employers that they are qualified in the day-to-day operations of recreational equipment consisting of swimming pools, spas, hot tubs and jacuzzis. Further information can be found at CSPO – Certified Swimming Pool Operator course information

Many owners and property management companies have put their onsite personnel through the RMTI courses over the years and have been extremely happy with the improved job performance, skills and knowledge their personnel have achieved. In fact, some owners and property managers have enrolled in the courses themselves.

We also offer free job placement to employers who require onsite personnel. If you are looking for Resident Managers/Superintendents, RMTI offers you a free service that allows you to place your employment opportunities on its Job Link page for free.

Some of our graduates seeking employment have many years of experience in the industry and others are recent graduates looking for their first opportunity in the industry.

If you have a job opening for onsite personnel that you would like us to place on our Job Link page, just email the job details (MS Word file) to: jobs@rmti.ca and we will send you back a confirmation that your listing has been activated at no charge. Please include the Province and City the job is located in and include a contact email or fax number for the graduates to contact you directly.

For further information please visit our website at Home – RMTI

_{Steve Munday is the president of Munday Industries Ltd. dba RMTI – Resident Managers’ Training Institute, founded in 1980. RMTI is Certified Federally as an Educational Institute by the Ministry of Employment & Social Development Canada and is an A+ Accredited Member of the BBB.}

A lot has changed over the past 40 plus years for Resident Managers

Increased Wages, Benefits, Reduced Rent, Employment Standards

It was more than 40 years ago that I founded Munday Personnel and soon after was asked to recruit a Resident Manager couple by a Building Owner who had a 50-suite residential apartment building in Terrace, BC. I recall the salary was about $800 a month and the rent was reduced by $100 a month. There were no benefits, no time off, no assistants or relief manager (I remember the owner saying the couple could alternate and relieve each other for their days off). Once I had a full job description, I placed an ad in the Vancouver Sun and Province (no internet or other options back then) and waited for the phone to ring.

Over the next few weeks, I had a lot of enquiries however, most of the callers had no experience and wondered how they could get into the business. The few that had limited experience did not want to move to Terrace. I forgot to mention, there were no relocation expenses being offered either.

After about a month or so I received a call from a retired couple – late 60’s – that lived in Kitimat and were bored with having very little to do as they had retired recently. They had both worked in motels therefore had related experience and were used to hard work and long hours.

I interviewed them, checked their references and referred them to the building owner who hired them the next day.

After a number of other building owners and property managers contacted Munday Personnel asking me to help them recruit Resident Managers for different projects I quickly realized there were very few qualified people available to manage these buildings and the number of buildings were growing at an unprecedented rate. That is when I co-founded a private trade school that offered training to individuals and couples who were looking for a career in Building Management.

RMTI – 40+ years Training Resident Managers

RMTI – Resident Managers’ Training Institute has now been operating for more than 40 years and has trained and assisted thousands of people to start a career in this industry as Apartment/Condominium Managers. The remuneration is now very lucrative and offers many benefits. RMTI has also consulted with hundreds of employers along the way to introduce competitive wages, benefits, time off, bonuses and in turn retain their manager’s long term.

Times have changed

The difference for Resident Managers today

Many of you that are looking for a new career do not realize that the old image of “ma and pa” running a building for free rent is in the past.

Today owners, investors, condominium/strata councils and property management companies realize that millions of dollars are invested in their buildings, and therefore should have professionally trained apartment and condominium managers running them. RMTI offers you this training no matter where you live in Canada through our online course that has been running for over 40 years!

Once you have completed the RMTI online course and have successfully obtained your CRM – Certified Resident Manager designation you will receive access to the RMTI job Link service through a confidential username and password. Here you will find hundreds of jobs listed across Canada. Over the past 40 plus years RMTI has assisted thousands of individuals and couples, just like you to become certified and obtain employment in this industry.

For those of you considering a career in the Building Management industry here is some further information that may assist you to make the right choice.

Good people skills are one of the main requirements. The rest we can teach you.

Increased Wages & Benefits

Remuneration is paid based on the number of suites in the building you are employed in and the scope of work required. A single person can earn up to $6,000+ per month and a couple up to $9,500+ per month. In addition to these wages, many RMTI graduates receive excellent rent reductions; most commonly 50% off market rent is provided often including hydro, cable and a free parking stall – in some cases free rent is offered. Often a mobile phone is provided for work purposes as well as a mileage/gas allowance. Extended health insurance including medical, dental and vision care and pension benefits are also offered by some employers.

You can often earn extra income by providing additional services such as suite turnover, painting, cleaning suites as well as landscaping/gardening and additional maintenance and repairs above and beyond your daily scope of work.

Employment Standards – Minimum Wage for Resident Caretakers

There is no more working 7 days a week, 24 hours a day with no time off. Employment Standards has regulations that dictate you are entitled to time off and vacation pay just like any other industry. In addition, Employment Standards has a Minimum wage for Resident Caretakers which is a monthly wage based on the number of suites in the building.

Demand for Resident Managers

The demand for Resident Managers continues to grow with all the new rental and strata buildings being developed all around us and the position offers job security even during hard times as the role/duties of a Resident Manager is an essential service.

Laid off? Looking for a new career?

If you have been laid off recently and/or are looking for a new career, RMTI can assist you to get started right now. For further information visit us at rmti.ca and then call or email if you require any further details at all.

RMTI Testimonials

Still wondering if this is the right career for you. View our Testimonials and read some of the many reviews from both RMTI graduates and the employers that have hired them.

About the author – Steve Munday was the co-founder along with Margaret Munday of Munday Personnel, Canada’s first recruitment agency specializing in the recruitment of Property Management personnel, Steve & Margaret also co-founded RMTI – Resident Managers’ Training Institute, the first private trade school in Canada to offer training for those looking for a career in Building Management. Steve & Margaret were also the co-founders of Canada’s first property management magazine with a circulation of over 30,000 and Canada’s first Building Management trade show that was attended by more than 5,000 industry professionals.

Over the years, we have been asked this very question – What is the difference between a Resident Manager and a Property Manager?

Essentially, the Resident Manager is hired by the Property Manager to manage one of his/her buildings within their portfolio of many building projects. The Resident Manager position is a more physical, hands on position often including renting suites, collecting rents, janitorial, minor repairs and maintenance and often requires the manager to live on-site. The Property Manager is a more corporate management position where they oversee a portfolio of buildings along with the budgeting and financials for each building and the hiring and managing of the staff including the resident managers, maintenance/janitorial staff and trades.
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Below is a brief description of each position along with some of the duties involved as well as the requirements, wages and benefits offered.

We hope this information will assist you in determining the right career choice.

RESIDENT MANAGER

Also known as Apartment Manager, Condominium Manager, Caretaker, and On-site Manager. The Resident Manager usually lives on site however, in some rental and/or strata buildings there are opportunities to live off site. This depends on the requirements of the employer and the scope of the work.

Some employers will require a single manager, and some will require a couple. It depends very much on the size of the building, the duties involved, the amount of time required to perform those duties and the requirements of the employer. If a couple is required, then both individuals must be paid.

The type of duties consists of the following, however you may not be required to perform all of them in every situation. As an example, compared to a rental building there may be more physical work involved than administration work in a condominium/strata building, but not necessarily.

Duties & Responsibilities:

• Placing ads for vacant suites
• Prepare suites for showing
• Scheduling & showing suites
• Credit checks and reference checks
• Collecting rents, banking and reporting revenues
• Collecting security deposits
• Maintaining an active database and complete files of all suites
• Conduct regular suite inspections
• Rent arrears and follow ups
• File and attend Residential Tenancy Branch hearings
• Manage evictions and arbitrations
• Move-in & move out inspections
• Janitorial work in/out of building
• Landscaping & Snow Removal (seasonal)
• Issue purchase orders for all work and/or supplies
• Coordinate and managing trades/contractors
• Perform daily building walkthroughs and report any deficiencies
• Enforce rental building and strata building policies
• Dealing with tenant related issues
• Basic maintenance and repairs as required
• Distributing minutes (strata’s) and notices (rentals) as required
• Scheduling use of amenity rooms
• Attending to any emergency issues
• Locking and unlocking public areas
• Prepare detailed Incident reports related to accidents, etc.
• Supervise assistant and/or relief managers
• Daily maintenance of pool, spa and jacuzzi – only in buildings with these facilities

RMTI offers an online Certified Swimming Pool Operators course for those looking to manage a building with these facilities.

Note: Maintenance, janitorial and landscaping – Some employers have in-house maintenance, cleaning and landscaping staff to perform these duties, others contract it out and others require their managers to perform these duties.

Qualifications & Requirements (often requested):

• Good all round people skills
• Strong knowledge of the Residential Tenancy Act
• Strong interpersonal skills
• Able to handle conflicts tactfully
• Able to read, write and speak English
• Basic operations of a computer
• Completion of the RMTI course
• Previous experience and/or related work skills/training

Wages & Benefits Provided:

Remuneration is paid based on the number of suites in the building you are employed in as well as the duties and responsibilities required for the building.

On average, a single person can earn $4,500+ per month and a couple $7,500+ per month. In addition to these wages, many RMTI graduates receive excellent rent reductions; most commonly 50% off market rent is provided often including hydro, cable and a free parking stall – in some cases free rent is offered. Often a mobile phone is provided for work purposes as well as a mileage/gas allowance. Extended health insurance including medical, dental and vision care and pension benefits are also offered by some employers.

You can often earn extra income by providing additional services such as suite turnover, painting, cleaning suites as well as landscaping/gardening and additional maintenance and repairs above and beyond your daily scope of work.

You will find detailed information on the current Employment Standards/Minimum Wage for Resident Caretakers as well as our recent Wage Benefit Survey on our website at Industry News.

PROPERTY MANAGER

May have a portfolio of residential, commercial, retail, industrial or a combination of all or just one. Usually requires someone who has in-depth knowledge and experience with budgeting and financials as this will be a key part of the role. A team player who ideally has leadership experience. Must be licensed under the Real Estate Act of BC (rental and strata requirements) and prefer an individual with a university degree and a minimum of 3 years practical experience working as a property manager in the area of expertise required by the employer.

Duties & Responsibilities:

• Manage a portfolio of 5, 10, 15 or more building projects.
• Manage annual budgets of each property and completing the financial reporting.
• Develop an annual plan for upgrades to residential buildings.
• General accounting; prepare financial statements, balance sheets, income statement (revenue and expense, operating or profit and loss statement).
• Prepare corporate financial statements using accounting software.
• Prepare the operating budget, capital budget and monthly operating statement.
• Enforce bylaws and rules, prepare legal proceedings, and handle gross and net Leases and prepare Lease Documents where applicable.
• Oversee monthly rent increases, manage the rent increase process and work with building managers to notify tenants.
• Manage all advertising and promotions to rent available and vacant suites and work with building manager to post ads.
• Work with building managers to conduct market surveys and determine rental rates.
• Conduct weekly site visits to each property and regularly inspects the physical state of all properties.
• Consult with building managers regarding tenant issues and acts as the point of contact for building managers and tenants.
• Ensure tenant issues are resolved, arrange for, and coordinate schedules related to the maintenance and repairs of the properties.
• Approve all invoices related to the buildings.
• Work closely with the back office to manage all documentation and rent collections, follow up on arrears rent and ensures full collection, on time.
• Respond to after hour emergencies and must be available to work some weekends and evenings (more weekend and evening work in strata’s than rentals).
• Strata’s require you to attend evening meetings usually monthly for each building in your portfolio.
• Manage a team of Building Managers, maintenance/janitorial staff and trades.

Qualifications & Requirements (often requested):

• High school diploma, GED, or equivalent
• Bachelor’s degree or equivalent experience
• 3-5 years’ experience in real estate management
• Solid knowledge of office software such as Microsoft Outlook, Excel, and Word
• Must have a strata, rental or both management licenses from the Real Estate Board of BC
• Have at least 3 years of practical experience in rental and/or strata management
• Have exceptional work ethics
• Self-motivated and able to take initiative
• Well organized and detail oriented
• Excellent verbal and written communication skills
• Able to work independently and work well under direction
• Demonstrate superior customer service skills and utmost professionalism.
• Must have a valid Driver’s License and a reliable vehicle.

Wages & Benefits Provided:

Remuneration is paid based on the type and size of portfolio being managed along with the educational and practical experience of the individual but will range starting from $50,000 plus/year. Benefits may include mileage/gas allowance, extended health insurance including medical, dental, vision care and pension benefits.