How much does a condo property manager cost in Montreal?
The cost of a condo property manager in Montreal depends on building size and services required. Here is what you need to know before signing.
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What are typical condo management fees in Montreal?
Fees for a professional condo property manager in Montreal are generally calculated per unit. At Gestion Velora, the 2026 published baseline is typically $33-$36 per unit/month depending on the mandate; packages with app and portal integrations can go up to $40 per unit/month. Final cost depends on building size, operational complexity, reporting level, and included services.
These fees usually cover routine administration: accounting, fee collection, contractor coordination, owner communications, AGM preparation, and regulatory compliance. Some firms charge extras for after-hours emergencies, reserve fund study coordination, or legal follow-up. Always compare proposals in detail to avoid surprises.
Additional services such as conflict resolution, insurance coordination, or major work planning may be included in a premium package or billed separately. Always ask for a contract that clearly details what is included in the base fee and what triggers additional billing.
Professional management vs. self-management: an ROI question
It is tempting to compare the cost of a manager against zero for self-management. But self-management has real costs: volunteer director time, accounting errors, inconsistent maintenance follow-up, and legal exposure if Law 141 obligations are not met. For a 20-unit building, a $33-$36/unit baseline is roughly $660-$720/month; a portal-enabled package up to $40/unit is roughly $800/month. One avoided special assessment from a well-managed reserve fund can offset several years of management fees.
Rigorous management also affects unit values. Buyers and mortgage lenders closely examine the condo board's financial health, reserve fund adequacy, and quality of administrative processes. A well-run building sells faster and at a better price.
For boards that want to retain some control, co-management arrangements let you delegate the most time-consuming tasks (accounting, fee collection, contractor follow-up) while keeping final decisions within your board. See our property management pricing for a full overview of available packages.
How to evaluate and compare management proposals
Before signing a management contract, ask for a detailed proposal covering: services included in the base fee, services billed as extras, contract duration and termination terms, guaranteed response times (emergencies vs. routine), and reporting tools available to the board.
Check references with other condo boards the manager currently serves. RGCQ (Regroupement des gestionnaires et copropriétaires du Québec) membership is a sign of commitment to best practices. Firms managing multiple buildings often have better access to reliable contractors and negotiated rates for routine work.
Gestion Velora publishes base fees transparently and offers free no-commitment quotes. Every mandate is tailored to your building's reality, with no hidden fees or unexpected extras.
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