ACD Realty Corporation can offer you excellent property management services for your Strata Corporation at a very competitive price.  Your investment is managed with the personal attention of an individual property manager backed by ACD Realty Corporation.  Now a requirement  for Strata Management, our firm is fully licensed, insured and bonded under the Real Estate Services Act of British Columbia.

The services we offer are divided into three areas: Accounting  Only Services, Partial Management Services and Full Management Services.  We are able to offer these services to all areas of the Lower Mainland of British Columbia.

Accounting Only Services

Many Strata Corporations have great support from all Owners.  With their involvement, many of the functions typically performed by a Property Management Company are undertaken by the Owners.  For these Strata Corporations we can offer "accounting only" services.

These services include the collection and deposit of monthly assessments into a separate bank account in your Strata Corporation’s name.  We try to have this set up on a direct deposit basis so timely deposits of funds are  received.  For any Owners that are delinquent, we would follow up with collection letters.  Cheques for payments of all invoices and on going expenses are prepared on a monthly basis for the Council's approval.  Operating statements are prepared monthly in addition to an annual budget for the Strata Corporation.  The benefit of "Accounting Only Services" is that costs are lower than partial or full management services.

Partial Management

Depending on your Strata Corporation’s situation, you may be interested in only a partial management service, in which we look after the accounting and record-keeping, while the strata council manages the day-to-day affairs of the Corporation. On this basis, we would be responsible for the following functions:

Accounting:

The accounting function would include the collection and deposit of monthly assessments into a separate bank account in your Strata Corporation's name.  We try to have this set up on a direct deposit basis so timely deposits of funds are received.  For any Owners that are delinquent, we would follow up with collection letters arrears.  Cheques for payments of all invoices and on going  expenses are prepared on a monthly basis for the Council's approval.  Copies of all invoices are also kept on file.  Operating statements are prepared monthly in addition to an annual budget for the Strata Corporation.

Administration:

On behalf of the Corporation we would carry out the enforcement of the by-laws, rules and regulations, and would advise on any amendments to the above.  We would keep complete records of all the Corporation's documents by way of filing and storage.  We would maintain on a database the owners' names, addresses, phone numbers, trades list and any other information pertinent to the operation of the Strata  Corporation.  Regular updates of "information packages" would be available and sent to new Owners.

Full Management

Full management includes all the services listed above in Partial Management plus the additional services listed below.

Attendance at Council Meetings:

Timely and accurate reporting of council meetings is  paramount to the smooth running of the Corporation. We would attend council meetings; records minutes, and provide advice at these meetings.

Arranging for  any Maintenance and Repairs of the Property:

Our main goal is to protect your property.  We do this in a number of ways.  Firstly, we try to anticipate problems before they happen.   Preventative maintenance is the key.  The mechanical equipment in your building is reviewed.   Heating, hot water systems, elevators, and fire safety devices are all inspected.   Model and serial numbers are recorded and filed in the event that future  repairs are required to any of this equipment.  We would be responsible for tendering contracts for landscaping, garbage removal, insurance, window/gutter cleaning and all other required services as required.  We would make regular inspections of the grounds and  buildings to ensure all contract work is being completed satisfactorily.  In addition, we would advise on extraordinary repairs, maintenance, and improvements.  Maintenance that is performed on your property is handled by independent contractors and not by our company employees.  They have been selected because of their ability to provide the best possible service at a competitive price.   For major repairs and renovations, written estimates are obtained, and discussed with the Strata Council before proceeding or budgeting as required.  As we are a full service management company we have the necessary  resources available to oversee a wide range of repairs and improvements.  From a simple cosmetic upgrade by way of painting to a major renovation such as new roof or water ingress problems, we have the experience to handle the job from start to finish.  We follow up on work undertaken to insure the work has been properly completed.

Providing 24  hour Emergency Call Out:

Inevitably, despite following prudent maintenance  procedures, emergencies do happen.  Your property manager is on call 24 hours per day in the event of any emergency.

Below we have outlined 5 questions you should ask your prospective property management company to determine which one is right for you.

1. PROFESSIONAL DESIGNATION - Education and a  Professional Designation assures you that your manager has been trained specifically in  Property Management. Your best assurance is engaging a Certified Property Manager (CPM©) or equivalent university graduate (B.Comm).

2. EXPERIENCE - Insure that the individual  Property Manager has the necessary experience in your particular type of building.  The  greatest number of years does not guarantee superior service, but it does demonstrate one's commitment to their profession.

3. NUMBER OF UNITS/PROPERTIES MANAGED - Be careful with this one!  Three questions you should ask here.  Firstly, you should ascertain how long the company has been managing each Strata Corporation in their portfolio.  If this is number is too low it may indicate a high turnover in their portfolio and indicate inferior service.  Secondly ask that property manager you are interviewing who will be managing your property.  The last thing you want is an excellent presentation from a senior manager, only to find your property will be managed by junior staff.  Thirdly, ask how many Strata Corporations each property manager manages.  If he or she manages a large number of buildings, will this leave time to manage yours?

4. REFERENCES -  Most firms should be glad to  provide you with individual and corporate references.

5. FEES - Be specific with regards to fees and charges involved.  Keep in mind that fees charged usually represents the type and quality service you can expect.  Be concerned with fees that appear too low. The Old Saying  "You get what you pay for" is equally true when applied to Property Management  Services.

If you would  like a proposal for the management of you Strata Corporation we would be pleased to  provide you with a "no obligation" quotation. Please give us a call.

(604) 521-0311 (office)

(604) 521-8930 (fax)

info@acdrealty.com (email)