Wage Benefit Survey 2021

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 $2,700
  • Average $3,400
  • High $4,600

Number of suites: 100+

  • Low $3,300
  • Average $4,600
  • High $7,500

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.

COVID-19 Update: Province Implements Mandatory Mask Policy

Masks are Mandatory as of November 19, 2020

BC’s Provincial Health Officer, Dr. Bonnie Henry has officially mandated that masks must be worn in all public spaces, including apartment and condo building common areas. This is effective as of November 19th and will be in place until at least December 7th.

LandlordBC has created a sign you may print off to post in your buildings. Click here to view

Do my staff need to wear masks when in common areas of buildings?
Yes, this order applies to any person in common areas of a residential or condo(strata) buildings.

What do I do if I have a tenant that is not complying with this new order?
Under the Government’s Emergency Program Act, some orders can be enforced by police. Additionally, people who do not follow these orders could be fined. We recommend that in the event you need to contact our local authorities you do so through their non-emergency line.

May I enter my tenant’s unit?
While there are currently no restrictions on entering a tenanted unit with proper notice, we encourage all landlords to only enter a tenant’s unit if absolutely necessary.

Rent Increase Freeze in BC extended until July 10, 2021

If you received a notice that your rent was set to increase on December 1, 2020, don’t pay the increased amount. Continue to pay your current pre-increase rent amount until July 10, 2021.

If your landlord does collect the increased amount between December 1, 2020 to July 10, 2021, you can deduct the additional amount from future rent payments.

Requirements for landlords

Landlords cannot combine 2020 rent increase and 2021 rent increases. The maximum rent increase amount in 2021 cannot exceed 1.4%.

For further details, visit https://www2.gov.bc.ca/gov/content/housing-tenancy/residential-tenancies/covid-19

2020 and 2021 Rent Increases – What you need to know!

2020 Rent Increase: 2.6%

2021 Rent Increase: 1.4%

2020 Rent Increases

Rent Increase Notices served in December 2019 would have had an effective date of April 1, 2020. In late March there was a Ministerial Order which delayed these increases and any future increases to the end of the Provincial State of Emergency. Through a change to the Residential Tenancy Regulations, this new effective date was changed from the end of State of Emergency to December 1, 2020.

This change means that any rent increase served and received between December 2019 and August 2020 will be effective December 1, 2020. Use the table below to determine when your rent increase is considered effective.

Date Received Date Effective Maximum Increase
November 2019 March 2020 2.6%
December 2019 December 2020 2.6%
January 2020 December 2020 2.6%
February 2020 December 2020 2.6%
March 2020 December 2020 2.6%
April 2020 December 2020 2.6%
May 2020 December 2020 2.6%
June 2020 December 2020 2.6%
July 2020 December 2020 2.6%
August 2020 December 2020 2.6%
September 2020 January 2021 1.4%
October 2020 February 2021 1.4%

Landlords who have already served a Notice of Rent Increase do not need to serve a new notice. We do recommend you communicate with your tenant regarding their rent increase to ensure they are aware the increase will be effective December 1.

2021 Rent Increase

The maximum rent increase for 2021 is 1.4%. Additionally, the normal service period of 3 clear calendar months will be in place for any increases served and received in September onward. Landlords who have a rent increase effective December 1, 2020 will now use this as their rent increase anniversary date for the 2021 increase.

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

Minimum Wage Increases for Resident Caretakers in BC as of June 1, 2020

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, 2020 – $876.35 per month plus $35.12 for each suite;
• June 1, 2021 – $912.28 per month plus $35.56 for each suite.

For a building with 61 or more residential suites:

• June 1, 2020 – $2,985.04 per month;
• June 1, 2021 – $3,107.42 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.

The government has announced that the minimum wage will further rise to $14.60 on June 1st, 2020 and to at least $15.20 on June 1st, 2021.

Ending a Tenancy – Residential Tenancy (Covid-19) Order

The Honourable Mike Farnworth, Minister of Public Safety and Solicitor, issued a ministerial order which puts much of what Premier John Horgan, and Housing Minister Selina Robinson announced last Wednesday into legislation. This order is in place as of March 30, 2020 and will remain in effect until the Provincial State of Emergency is lifted.

For full details on this ministerial order click here