Condo living involves a lot of moving parts from financial oversight and vendor management to resident relations and legal compliance. But one of the most common sources of confusion in Edmonton condo communities is the division of responsibilities between the condo board and the condo manager.

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It’s an important distinction. When everyone knows their role, decisions are made faster, operations run more smoothly, and the entire community benefits. This clarity is essential for Edmonton condo owners and boards working together effectively. With the help of experienced companies like Converge Condo Management, condo boards can work in sync with management teams, not against them.

Legal Definitions and Responsibilities in Alberta

Under Alberta’s Condominium Property Act, the condo board is the governing body of the corporation. Board members are elected by owners and are responsible for setting direction, approving budgets, and making high-level decisions.

A condo manager, often hired through a management company like Converge, is a third-party professional who carries out the board’s instructions. They are not decision-makers but executors and advisors who bring industry experience and operational support.

Day-to-Day Operations: Who Does What?

Here’s a breakdown of core responsibilities:

Board Responsibilities:

• Approving budgets and financial plans
• Avoiding common budgeting mistakes is critical to the board's financial oversight responsibilities.
• Setting bylaws and rules
• Understanding condo bylaw basics helps boards establish clear and enforceable rules.
• Making policy decisions (e.g., pet rules, fee structures)
• Hiring and evaluating the management company
• Overseeing reserve fund planning and major capital projects
  

Manager Responsibilities:

• Collecting condo fees and handling invoices
• Scheduling and overseeing maintenance and repairs
• Communicating with owners and handling inquiries
• Effective board-owner communication practices ensure these interactions remain professional and productive.
• Coordinating vendors and contractors
• Creating a strong vendor network is essential for efficient operations and cost control.
• Preparing monthly financial reports for the board
  

The condo manager ensures the board’s decisions are carried out efficiently and professionally.

The Balance of Authority and Accountability

While managers handle the day-to-day, the board remains ultimately accountable to the owners. This is why it’s important that the board:

• Provides clear direction to the manager
  
• Reviews reports regularly
  
• Holds the management company accountable to performance metrics
  

Converge Condo ensures transparency by providing monthly status updates, financial summaries, and compliance check-ins so boards always stay in the loop without being overwhelmed. This transparent approach builds trust and resale value across the community.

How a Good Condo Manager Supports, Not Replaces, the Board

The goal of hiring a condo manager isn’t to hand over control, it’s to relieve the burden. Most board members are volunteers with full-time jobs. Without proper support, burnout is common, and important details can fall through the cracks. This is how professional condo management empowers Edmonton condo boards to focus on strategic decisions.

A strong manager brings:

• Industry knowledge and best practices
  
• Vendor relationships and negotiation skills
  
• Familiarity with legal requirements and timelines
  
• A consistent point of contact for residents
  

With the right partnership, boards can focus on strategy while the manager handles execution.

Preventing Role Confusion with Clear Contracts & SOPs

Misunderstandings often arise when expectations aren’t defined clearly from the start. Understanding why communication matters for condo boards helps prevent these issues before they arise. Every board should ensure:

• The management contract outlines tasks and boundaries
  
• A Service Level Agreement (SLA) is in place
  
• Regular meetings and reporting schedules are agreed upon
  
• Policies are reviewed annually with the manager
  

At Converge Condo, we provide customized onboarding packages to help boards understand exactly what to expect from our team and where the board’s authority remains.

When roles are clear, condo communities thrive. The board leads, the manager executes, and owners benefit from efficient operations and informed decisions. Following a comprehensive management checklist ensures no responsibilities fall through the cracks. If your Edmonton condo board is overwhelmed or struggling to keep responsibilities straight, it may be time to revisit your management partnership or consider one with Converge Condo Management.

Areas We Serve:

• Edmonton, Alberta
• Calgary, Alberta
• Victoria, BC

Frequently Asked Questions:

1. Can a condo manager make decisions on behalf of the board?

No. A condo manager carries out decisions made by the board and offers recommendations but does not have authority to act independently unless authorized.

2. Who is legally responsible for the condo corporation—board or manager?

The condo board holds legal responsibility. The manager is a hired professional who supports the board but is not legally accountable for board decisions.

3. Can board members still be involved in day-to-day issues if a manager is hired?

Yes, but ideally they shouldn't need to. The manager handles routine matters so the board can focus on governance and strategy.

4. How often should the board meet with the condo manager?

At a minimum, monthly. However, some boards prefer bi-weekly check-ins, especially during major projects or budget planning season.

5. Does Converge Condo provide both financial and operational management?

Yes. Converge Condo offers full-service management, including financial reporting, budgeting support, vendor oversight, and day-to-day operations.

6. What happens if the board and manager disagree?

The board has the final say. However, a good management company works collaboratively and transparently to align on goals and solutions.