Navigating Condo Property Management: What Owners and Boards Need to Know
Condominium corporations rely heavily on effective property management to ensure smooth operations, legal compliance, and the overall well-being of their communities. Whether a board chooses to hire an individual condominium manager or contracts with a licensed property management company, the goal is the same: to uphold the responsibilities and day-to-day functions of the condominium in a way that protects owners’ investments and ensures transparency.
However, when management practices begin to fall short—whether through inaction, financial discrepancies, or non-compliance with governing legislation—it can place both the board and the owners in a vulnerable position. Understanding the structure of condo property management, the legal obligations involved, and the potential signs of mismanagement is essential for any condominium board or owner seeking to protect their interests.
If you are uncertain about whether your condominium is being managed appropriately, this guide outlines key roles, responsibilities, common issues, and when legal support may be necessary.
When Condo Property Management Becomes a Legal Concern
At the core, condo property management exists to carry out the day-to-day operations of a condominium corporation on behalf of its board of directors. Most boards hire either an individual manager or a licensed condominium management company to handle these responsibilities. These professionals are supposed to be the eyes, ears, and hands of the board—not a replacement for it.
But what happens when they stop acting in the best interest of the condo community?
Some of the most common issues that spark legal disputes include:
A manager failing to carry out assigned daily duties
Mismanagement of funds or non-transparent financial practices
Non-compliance with the condo’s bylaws or the Condominium Act
Contracts being signed without board authorization
Poor communication with owners or board members
And then there are the subtler, ongoing issues: late fee collection, lack of proactive maintenance, or giving contradictory advice. These may not be headline-grabbing legal dramas, but they often lead to tension and, eventually, the need for legal review.
It’s important to understand that even when a condo board hires outside help, it retains legal responsibility for decisions. That means if your hired manager isn’t fulfilling their duties properly, it’s not just their problem—it’s yours, too.
Understanding the Structure: Manager vs. Superintendent
Many condominiums in Ontario employ both a condo manager and a superintendent, but their roles are quite different—and often confused.
The superintendent is typically responsible for building maintenance and hands-on tasks: keeping common areas clean, managing garbage collection, or calling in a contractor when the roof starts leaking. Think of them as the in-house maintenance guru.
The condo manager, on the other hand, is more like an operations lead. Their responsibilities often include:
Managing the condominium’s financial records
Collecting fees and dues
Facilitating insurance and legal compliance
Signing contracts (with proper authorization)
Liaising between the board and service providers
Overseeing staff and ensuring bylaw enforcement
All licensed managers must be registered with the Condominium Management Regulatory Authority of Ontario (CMRAO). If your manager isn’t licensed—or you’re unsure of their standing—it’s a good idea to verify their credentials online. This helps ensure they are legally permitted to perform these functions, especially when dealing with financials and legal documents.
Red Flags in Condo Management in Toronto
The reality of condo management in Toronto is that the market is saturated with dozens of companies ranging from highly reputable firms to, well, not-so-transparent operations.
Here are some signs your building’s condo property management may require further investigation:
You don’t see monthly financial reports—or they’re consistently delayed
Owners or residents are kept in the dark about upcoming repairs or fee changes
Service contracts seem suspiciously expensive or vague
Emergency issues go unresolved for too long
The board feels sidelined or uninformed about key decisions
These issues don’t just impact quality of life—they can have significant financial and legal consequences for the condominium corporation.
If the board becomes aware of these concerns but doesn’t act, it could also be seen as failing its fiduciary duty. That’s when both condo board legal support and legal counsel for individual owners might come into play.
The Legal Side: When and Why to Get a Lawyer Involved
You don’t need a lawsuit in progress to talk to a lawyer. In fact, some of the most valuable legal work happens before things get ugly.
Legal consultation can help with:
Reviewing or drafting contracts with management companies
Advising on the board’s obligations and liability
Assisting with disputes between owners and management
Clarifying roles and legal limits for managers vs. the board
Intervening when there are suspected legal issues with condo managers
A proactive legal approach is often less expensive and more effective than waiting for a major dispute to arise. For example, let’s say your condo board is considering changing management companies due to mismanagement. Before firing the current company, legal counsel can review the contract termination clauses, ensure proper notice is given, and help avoid penalties or retaliation.
And if you’re a condo owner feeling shut out or concerned about possible misconduct? A lawyer can review your building’s documents, bylaws, and records to determine if your suspicions are legally valid—and what to do next.
Toronto Condo Property Services and Oversight
In a competitive housing market like Toronto, unit owners expect their condo fees to be used efficiently and transparently. Whether it’s fixing the elevator or managing major renovations, Toronto condo property services must be managed with professionalism, oversight, and accountability.
Unfortunately, not all management companies are created equal.
Some operate without clear communication, others push unauthorized costs through quickly, or worse—neglect the daily operations entirely. The result? Disrepair, lawsuits, and frustrated owners.
That’s why both the condo board and the management company need to work hand-in-hand, within legal parameters, to fulfill their roles responsibly.
Boards should also regularly audit their management company’s performance—think of it as a performance review for the folks steering the ship. And if anything feels off, that’s your sign to seek condo board legal support.
A Note for Condo Boards and Owners
Let’s be real: most condo owners and board members didn’t sign up to become part-time legal investigators. But when things aren’t adding up, being informed is your best defense.
Legal complications in condo communities don’t happen overnight. They build slowly, through patterns of miscommunication, oversight failures, or unchecked authority. Whether it’s a mismanaged reserve fund or a maintenance request that’s been ignored for months, issues in condo property management can snowball quickly—and expensively.
That’s why it’s important to know your rights, your obligations, and the tools available to enforce both.
How Juzkiw Law Can Help
At Juzkiw Law, we understand the unique challenges faced by condo owners and boards in Ontario. From reviewing management agreements to addressing legal disputes with condominium managers or companies, our firm provides the experience and clarity you need to protect your property, your finances, and your peace of mind.
Whether you’re just starting to notice red flags or already knee-deep in a property management issue, we’re here to guide you forward—with clear, timely legal advice rooted in Ontario condo law.
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