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How many people does it take to run a 61 unit condo building?

Posted on Thu, Feb 10, 2011 @ 07:50 AM
  
  
  
  
How many people do you have pay to run a 61 unit building? My condo is a relatively small building. We have a Board of Directors, Management Company, On-site full time property manager and full time man for repairs, maintenance and labor of capital expenditures. The Board is in charge of the on-site property manager and the maintenance man. We collected $354,350 in condo fees and based upon my high level review of the financial statements, we are paying about $35K plus benefits,plus condo unit and related utilities (valued around $20K per year)for the on-site manager that appears to mow the lawn, do some landscaping, take care of the pool and provide notices sometimes. He does not answer his phone and does not follow through on tenant requests. Most tenants wonder what he does most of the time. The property management company receives $23,500 to provide the billings, receipts, financial statements, audit and tax filings and attends the BOD meetings, which seems appropriate. The maintenance man is being paid a contract rate by the hour and looks to be making around $80K for a 40 hr work week though it could be higher as the financial statements do not provide details of accounts. The maintenance man is working a 40 hr week and then doing a lot of side jobs for certain condo owners, which are primarily the BOD and those close to them. Do the amount of people running the building with the amounts being paid out seem obsessive? Thank you for your advice:)

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COMMENTS

Where do I apply for the maintenance man's job. This guy is an executive not a maintenance man. 
The management company seems to be the only one that is reasonable.

posted @ Thursday, February 10, 2011 8:28 AM by wayne


I think you're paying too much. I live in a 112 unit (108 residential and four business unit) high-rise. We have an on-site manager (who does not live here) making about 50K. We have an on-site maintenance man (who also does not live here) making about $22/hour. About four years ago we moved from a management company that we were paying about $76K annually who at the time wanted a 7% rate hike which we declined. Our manager takes care of everything - the books; notices, you name it. Our maintenance man takes care of routine landscaping and any repairs not requiring a skilled trade. We do pay a professional landscaper for any occasional major work and snow removal (a big chunk here in the northeast). We have a five member BOD. Everything here runs smoothly. I think you're paying way too much.

posted @ Thursday, February 10, 2011 8:34 AM by M


We have a 40 unit, 5 large buildings condo association. It is run by 5 board members and we have a part time handyman who does odd jobs. We pay for an individual to do our landscaping and hire out snow removal. Our fees are $160/mo and we have about $80,000 in reserves. Admittedly a tight ship, but it keeps our fees down. Members on the board are unit owners, ranging from about 40 yrs to 85 years in age. 
 
 
 
Sounds like no one wants to take charge and everything is handled for a large fee.  
 
 
 
I think you are paying way too much.

posted @ Thursday, February 10, 2011 1:23 PM by Jane


Sounds like you knew the answer to this before you asked it. How much maintenance does your building have that it needs a full-time person? 
 
Our HOA is 60 units, and we do not have an on-site manager or maintenance person. We used to, but discovered the on-site people were faking their time sheets and performing personal chores for BOD members on association time, and collecting side payments. We not only had to remove the Board but also had to terminate our contract with the management company, who was in collusion. 
 
Our new management company costs about the same as yours, but we now outsource all jobs and have contracted service for things like foyer cleaning and yard maintenance. We now have far better and more reliable services and immediately cut our operating expenses by almost a third. 
 
The only people unhappy by this change are the little old ladies (i.e. former BOD) who lost their personal assistant.

posted @ Saturday, February 12, 2011 12:03 PM by K


As a Property Management Broker and Master Property Manager, I say for apartments, the rule if one manager per 100 units. If less, then they could do some other tasks, like you manager may do. From what you explained it just sounds like the on site manager is not performing the job as he or she should. And number two it sounds like the salaries paid are very high, but could be appropriate if you are in a high cost location. Good luck.

posted @ Saturday, February 19, 2011 9:30 PM by RobertF


Maintenance is important, but I don't think that they are being smart with this. It seems excessive. I doubt that he is a regular maintenance guy. 
 
Anita Mas | http://www.solveall.com.au/index.php?option=com_content&view=article&id=12&Itemid=111

posted @ Thursday, September 18, 2014 8:28 AM by Anita Mas


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