For Condo Corporations & Boards
Condo Management in Calgary
Forever PM manages condo corporations the way boards wish every company would: clean financials, meetings that start with prepared packages, vendors who show up, and owners who get answers. Fixed per-unit pricing, no surprise charges.
- Fixed per-unit monthly fee
- 2–3 bids on major work, always
- Same-day owner responses
What our condo management service covers
Condo management covers 6 areas of work for the corporation. The board keeps every decision; we do the operating.
Financial management
We prepare the annual operating budget, collect condo fees, chase arrears with a defined escalation process, pay the corporation’s bills, and deliver monthly financial statements the board can actually read.
Board & AGM support
We prepare board meeting packages, attend meetings, take minutes, run the AGM logistics, and handle owner communication — so volunteer board members get their evenings back.
Reserve fund coordination
Alberta’s Condominium Property Act requires a professional reserve fund study every 5 years. We schedule the study, implement the funding plan, and coordinate the capital projects it calls for.
Maintenance & vendor tendering
Landscaping, snow removal, mechanical, janitorial, and capital repairs — we tender significant work to 2–3 qualified bidders, present the comparison to the board, and supervise the winner. The board always chooses.
Bylaw & compliance administration
Bylaw enforcement letters, insurance renewals and appraisals, information statements for unit sales, and document requests — handled on time, every time.
Owner communication
Owners get a real response within 1 business day. Most board complaints about management companies start with silence; we remove the reason.
Why boards leave their current management company
Ask any Calgary board why they’re shopping for a new manager and you’ll hear the same 3 answers: financial reports that arrive late or unreadable, maintenance requests that vanish into a portal, and a “manager” the owners have never met. Volunteer board members end up doing the management company’s job for free — which is exactly what they hired a company to avoid.
We built our condo service to be the opposite. Financials arrive monthly in plain language. Work orders have names, dates, and real invoices attached. And your account manager attends your meetings — in person.
On maintenance, our trades background is the board’s advantage. We know what snow removal, boiler service, and parkade repairs should cost in Calgary, so inflated quotes get caught before they reach your agenda. Major work goes to tender with 2–3 qualified bidders and a written comparison. Any potential conflict of interest gets disclosed in writing, every time — the board always makes the call.
Own a rental unit inside a condo? That’s a different service — see rental property management. And our per-unit pricing is published on thefees page.
How to switch condo management companies
Switching management companies takes 4 steps and typically 60–90 days, driven by the notice period in your current agreement. We manage the transition for incoming boards at no charge.
Check your current contract
Most Calgary condo management agreements require 60–90 days’ written notice. Find the termination clause and the renewal date first — timing determines everything else.
Pass a board resolution
The board votes to terminate and to appoint the new manager. An ordinary board resolution is enough in most bylaws — check yours for special requirements.
Serve notice & transfer records
We prepare the termination letter and manage the handover: financial records, owner ledgers, contracts, keys, and the corporation’s bank and trust accounts.
Owners are notified
Every owner receives new payment instructions and contact details before the changeover date. Condo fees never miss a beat.
Condo management in Calgary — FAQ
How much does condo management cost in Calgary?
Condo management in Calgary typically costs $20–45 per unit per month, depending on building size, amenities, and service scope. A 40-unit building usually lands between $800 and $1,800 per month. We quote a fixed monthly fee after reviewing your budget and bylaws.
What does a condo management company do for the board?
The management company executes the board’s decisions: it collects condo fees, pays bills, prepares budgets and financial statements, coordinates maintenance and vendors, administers bylaw enforcement, supports AGMs, and keeps the corporation compliant with Alberta’s Condominium Property Act. The board governs; the manager operates.
Do condo managers in Alberta need a licence?
Yes. Since December 2021, condominium managers in Alberta must be licensed through RECA, the Real Estate Council of Alberta. Any board hiring a manager should verify the licence on RECA’s public registry before signing.
How do we switch condo management companies?
Switching takes 4 steps: check the termination clause in your current agreement (usually 60–90 days’ notice), pass a board resolution, serve written notice, and transfer records to the new manager. We handle steps 3 and 4 for incoming boards at no charge.
Who pays for major repairs like a roof replacement?
The corporation’s reserve fund pays for major repairs. Alberta law requires every condo corporation to maintain a reserve fund guided by a professional study done at least every 5 years. If the fund falls short, the board levies a special assessment on owners — which is exactly why disciplined reserve planning matters.
Do you manage small condo buildings?
Yes — small buildings are our specialty. Self-managed corporations of 10–30 units get the most value from professional management: the admin burden disappears, and the per-unit cost stays modest.
Get a proposal for your board
Send us your unit count and current pain points. We’ll prepare a fixed-fee proposal your board can review at its next meeting.