How Much Does Condominium Property Management Cost?

Condominium property management fees in many regions are typically structured as a per-unit monthly fee, and the range is significant — from under $30 per unit per month for large, simple corporations to $80 or more for smaller or more complex properties. Understanding what drives the fee and what’s typically included is how a board evaluates whether a quote represents value or reflects a service level that doesn’t match their needs.

“The fee conversation always has to start with scope. What exactly is included in that monthly fee? Because a $35 per unit fee that includes everything your corporation needs is better value than a $25 per unit fee with a list of additional charges for every service you’ll actually use. Do the math on what you’ll actually pay — not just the base rate.”

— Nida Galanxhi, Director of Operations at Duka Property Management and member of the Association of Condominium a recognized professional association (ACMO)

Typical Management Fee Ranges (your region, 2026)

By Corporation Size

Smaller corporations pay more per unit because the fixed costs of management (manager time, software, administrative overhead) are spread across fewer units.

By Corporation Type

What the Monthly Fee Typically Includes

Core management fee typically includes:
– Day-to-day administrative management
– Owner inquiries and correspondence
– Contractor coordination for routine maintenance
– Monthly financial statements
– Board meeting package preparation
– Board meeting attendance (typically 1 per month)
– 24/7 emergency response coordination
– CMRAO-required documentation and compliance

Typically additional (extra charge):
– AGM preparation and attendance
– Special assessment administration
– Status certificate preparation (beyond a base number)
– Capital project management (typically 5–15% of project cost)
– Legal matter coordination
– After-hours calls beyond a defined threshold
– Additional board meetings beyond the monthly standard

Additional Costs to Factor In

Beyond the management fee, corporations pay directly for:

• Maintenance contractors: Cleaning, landscaping, snow removal, elevator maintenance, fire system monitoring — these are corporation costs, not management fees, but the management company coordinates them
• Insurance: The corporation’s property and liability insurance
• Legal and accounting: Corporation lawyer and auditor fees
• Software/platform fees: Some management companies pass through software platform costs
• Reserve fund study: Required periodically under the Condominium Act

How to Compare Quotes

When evaluating management company quotes, convert all costs to a true total monthly cost per unit:

Step 1: Identify the base per-unit monthly fee.

Step 2: List all services your corporation currently uses or will need that are not in the base fee, and add the cost of each.

Step 3: Divide the annual total by 12 and by your unit count to get the true effective per-unit monthly cost.

A company with a lower base fee and a long list of additional charges may cost more in practice than one with a higher base fee that includes everything.

Is the Fee Negotiable?

Management fees are negotiable, particularly for larger corporations or for boards willing to commit to a longer initial term. However, negotiate on scope as well as price — a reduced fee that comes with reduced service frequency or reduced reporting is not a better deal.

Related Questions

• Questions to Ask a Property Management Company Before You Hire One
• Questions to Ask About the Property Management Agreement
• Red Flags When Hiring a Property Management Company

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