Identifying Required Maintenance Professionals
Condominium corporations must engage qualified professionals to perform maintenance, repairs, and inspections of common property and shared building systems.
Common Types of Maintenance Professionals
Professional | Role in Condominium Maintenance |
Engineers | Conduct building assessments, structural inspections, and reserve fund studies. |
Contractors & Tradespeople | Perform construction, plumbing, electrical, and HVAC repairs. |
Property Inspectors | Assess building components and ensure regulatory compliance. |
Roofing & Exterior Specialists | Maintain and repair roofing, siding, and exterior elements. |
Fire Safety Technicians | Inspect and maintain fire suppression and alarm systems. |
Elevator Service Providers | Conduct mandatory inspections, maintenance, and emergency repairs. |
Landscaping & Snow Removal Services | Maintain outdoor common areas, walkways, and parking lots. |
It is the condominium corporation’s responsibility to hire qualified and insured professionals to ensure compliance with Condominium Property Act and protect the corporation from liability.
The Role of Engineers, Contractors, and Property Inspectors
Certain maintenance tasks must be performed by licensed professionals due to legal, safety, and insurance requirements.
Engineers & Reserve Fund Study Providers
Engineers assess the condition of major building systems (e.g., structural integrity, mechanical components).
The Condominium Property Regulation requires a qualified reserve fund study provider to conduct reserve fund studies every five years.
Contractors & Skilled Trades
Contractors must be licensed and carry liability insurance to perform work on condominium property.
Work such as electrical, gas, and plumbing repairs must be completed by certified tradespeople per Alberta safety regulations.
Property Inspectors
Conduct building inspections to identify issues before they become costly repairs.
Ensure compliance with fire codes, elevator safety standards, and environmental regulations.
Best Practices for Hiring and Managing Service Providers
Properly vetting and managing service providers is critical to avoiding liability and ensuring high-quality maintenance work.
Step-by-Step Guide for Hiring Maintenance Professionals
Verify Licensing and Insurance
Ensure service providers hold valid business licenses and carry liability insurance.
Request certification proof for electricians, plumbers, and HVAC technicians.
Confirm workers are covered under Alberta’s Workers’ Compensation Board (WCB).
Use Written Contracts
Clearly outline the scope of work, timelines, and payment terms in all contracts.
Include penalties for missed deadlines and warranties for completed work.
Require proof of insurance and safety compliance before work begins.
Regularly Review Vendor Performance
Assess quality of work, adherence to timelines, and responsiveness to issues.
Keep a record of service provider evaluations to inform future hiring decisions.
Address performance issues promptly and seek alternative providers if necessary.
Managing and Tracking Service Contracts
Proper contract management ensures the condominium corporation is meeting its obligations while maintaining financial oversight and legal compliance.
Key Requirements for Service Contracts:
Contracts must be kept on file in the condominium corporation’s records for easy reference.
Each contract should clearly state the scope of work, payment terms, liability protections, and termination clauses.
The condominium corporation should maintain a contract tracking system to monitor important dates.
Tracking Contract Expiry and Renewals:
Record all contract expiry dates in a tracking system (e.g., condominium management software, spreadsheet, or calendar).
Review contracts well before expiry to allow time for renewal negotiations or finding alternative vendors.
Ensure continuity of essential services (e.g., elevator maintenance, fire safety inspections) to avoid legal or insurance issues.
Renegotiate terms if necessary to ensure fair pricing and service quality.
Failure to track contract expirations could lead to service interruptions, increased costs, or legal disputes if an expired contract results in non-compliance with Real Estates Act Rules requirements.
Evaluating Service Provider Compliance
To ensure compliance with CPA regulations, condominium managers should assess service providers based on key criteria:
Evaluation Criteria | Assessment Questions |
Licensing & Certification | Does the provider hold the required licenses for their trade? |
Insurance Coverage | Do they have valid liability insurance and WCB coverage? |
Reputation & References | Do they have positive reviews and references from other condominium corporations? |
Contractual Terms | Does the contract clearly define the scope of work and deadlines? |
Regulatory Compliance | Are they aware of and compliant with CPA regulations and safety codes? |
Example Application:
A condominium manager receives a proposal from a roofing contractor. Before hiring, they must:
Verify the contractor’s business license and insurance coverage.
Check their past work references with other condominium corporations.
Ensure the contract includes warranty details and completion deadlines.
