toronto and Greater area condominium management with integrity
- 17+ Years in service
- 27 Employees
- 38 Condominium Corporations
- 5200 Units under management
- 110+ Million Combined Operational Budget under Management
Our vision is to work very closely with your condominium to find the most comfortable solutions for the benefit of your community. It is this flexibility and our own high standards that will ensure our focus remains committed to the overall benefit of your investment.
George Shalamay MBA, OLCM, RCM, CCM, CIPS PRESIDENT & CHIEF EXECUTIVE OFFICER
What are they saying about us?
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Tariq Ba’Aqeel
Solstice Condominiums, MississaugaCityTowers has done a tremendous job of maintaining our building, and they have made several improvements throughout the pandemic to protect the residents in our community. Our team is thankful to be working with such incredible partners and keeping our building as one of the best places to live in the city.
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Darcy Butler
Grand Park II, MississaugaI have dealt with CityTowers for a number of years on our Board of Directors, and we have worked closely with them over this time. Throughout our relationship, they make us feel like we are a part of their team. We are advised on every decision, and we are consulted before any action is taken. We are very thankful to be in such great hands.
Our Services
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Administrative services We offer a full range of administrative services to keep the operation of your building at its peak. We are pleased to offer monthly management reports, monthly board meetings, and management of the Annual General Meetings. We act as your consultant on corporation rules, complaints, regulation, and compliance, and our team maintains all of the records for easy access by your teams.
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Financial management Our experienced and licensed team is ready to assist in the management of your building’s financial information. We offer services in all financial processes, development of the Annual Operational and Reserve Fund budgets, reconciliation of all banking documentation, and processing of all invoices, cheques, deposits, etc. We also strive to achieve a net-zero arrears collection.
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Physical Assets Management We handle the majority of the operational activities that are present within your community, including, but not limited to, end-to-end oversight, hiring, training, and supervision of the in-house personnel. We maintain a twenty-four (24) hour emergency response process, closely monitoring and servicing the building at all times. Our teams coordinate any implementation and communication of building-wide events, and we develop close relationships with all of our third-party suppliers and contractors.
Citytowers testimonials
The associate property manager, Kyle Moore is very professional and helpful. I came across him at Eve Condominium in the heart of Mississauga.
He is very willing to work with residential concerns and push for resolution in a timely manner (This is based on my personal xp and the fact that when I walked into his office, I see a white dashboard with an agenda. Tasks were being cleared). He provided prompt aid through email, phone call, and in person as I required documentation for my property.
Q&A
- What legal rights do I have as a condo owner in Ontario?
In Ontario, you have the right to vote on condo corporation decisions, access corporate records, use common elements, and reside in your unit according to the Condominium Act and your corporation's governing documents. - Where can I find the official documents that govern my condo?Condo governing documents such as the declaration, by-laws, and rules can be obtained from your condo corporation, often through the property manager. You probably received these documents at the time you came into possession of your unit. They're also available through the Condo Authority of Ontario (CAO) for registered condos.
- How are members of our condo board selected?Board members are elected by unit owners during the Annual General Meeting (AGM) in accordance with the Condominium Act and your by-laws.
- Can you explain how our condo fees are determined?Condo fees are based on your corporation’s annual budget and each unit's share of ownership. They cover maintenance, amenities, utilities, insurance, and contribute to the reserve fund.
- Do I need permission to renovate my unit?Yes, you may need to seek approval from the condo board for certain renovations, especially if they involve structural changes or modification of common elements. Review your corporation’s declaration or by-laws for guidance on the process.
- What should I do if I have a disagreement with the condo board or another resident?Attempt to resolve the issue amicably through communication or mediation. Make an appointment and talk to your site condo manager. Put this issue in wrting and follow up. If necessary, escalate it to arbitration or the Condo Authority Tribunal, depending on the nature of the dispute.
- What kind of insurance should I have for my condo unit?You're typically required to have insurance to cover personal property within your unit and any upgrades and improvements. Check your condo corporation Unit By Law and other applicable By-Laws.
- How does my condo's board ensure the reserve fund is sufficient?The board conducts periodic reserve fund studies to project future repair and replacement costs and adjusts the reserve contributions to ensure there is sufficient money when needed, as required by the Condominium Act.
- How do my voting rights work for condo decisions?Your voting rights are generally proportional to your ownership of your unit. Each suite has one voting unit. Voting unit rights are exercised on significant corporation decisions during AGMs or specially called meetings.
- What are some common rules I should be aware of as a resident owner?Common rules include restrictions on pet ownership, smoking, use of your balcony, noise levels, use of amenities, renovation guidelines, and parking regulations. These are outlined in your corporation’s governing documents.
- How can I get involved in my condo's community?You can attend meetings, volunteer for committees, or stand for election to the board. Participation helps shape the community and gives you a voice in how the condo is run.
- Who takes care of maintenance problems in my condo?For issues with common elements, contact your property manager or board. For your unit, it's usually your responsibility unless the problem affects other units or common areas.
- Why might my condo fees increase?Condo fees can increase due to inflation, increase cost of labour and materials required to maintain your condo, unexpected repairs, or an underfunded reserve. Any changes would be communicated to owners through a budget meeting or special notice.
- I want to rent out my unit. What do I need to do?Inform in writing your site condo manager and make sure your tenant agrees to follow your corporation’s declaration, by-laws, and rules. Some condos have specific rental policies you’ll need to follow.
- How can I learn more about condo living or resolve a dispute formally?
The Condo Authority of Ontario offers online resources for education and a formal online dispute resolution system, the Condo Authority Tribunal, for certain types of problems.
Note that the answers provided are based on general information, and specific details can vary based on your particular condo’s documents and regulations. Always consult your own condo's governing documents, the CAO, or seek legal advice when necessary.
Here are five additional questions and answers that delve into the roles of condo boards, condo managers, and management companies, along with guidance on how to communicate directly with the board.
- What is the primary role of a condo board?The primary role of a condo board is to manage the condominium corporation's affairs and oversee the maintenance and administration of the condo property. This includes creating and enforcing by-laws and rules, preparing the annual budget, managing the reserve fund, and ensuring the property is maintained and repaired. They act in the best interest of the condo as a whole, representing the interests of all unit owners.
- How can I talk directly to the board?
To communicate directly with the board, you can:
- Attend Annual General Meetings (AGM) or other condo meetings where board members are present and interaction is encouraged.
- Send a written request or concern to the board via the property management, who will forward it to the board.
- Request a meeting with the board or a specific board member, following the procedure outlined in your condo's governing documents.
- Engage in condo community channels like newsletters or online platforms if available, where board members might be accessible for direct communication.
- What is the role of a site condo manager?A site condo manager, often an employee of the condo management company, oversees the day-to-day operations of the condominium. Their role includes communicating with residents, coordinating with vendors for maintenance and repairs, enforcing the corporation's by-laws and rules, and assisting the board with administrative tasks. They act as the liaison between the condo board, unit owners, and other stakeholders to ensure smooth operation of the condo.
- What is the role of the condo management company?The condo management company is hired by the condo board to handle the management and operation of the condo community. Their roles include providing administrative services, financial management, emergency support, and maintenance services. They ensure compliance with legal and financial obligations, assist in preparing budgets and financial reports, and often employ onsite managers to directly manage the property’s daily operations.
- How does the condo board work with the condo management company?
The condo board and the management company work closely to ensure the condominium’s effective operation. The board sets policies and makes decisions regarding the condo's governance and financial management, while the management company implements these policies and manages daily operations. Communication and collaboration between the board and the management company are vital, with regular meetings and reports to discuss issues, progress, and strategic planning.
These questions and answers should provide comprehensive insight into the dynamics of condo governance and management, offering valuable knowledge for residents and prospective condo community members.
