Focusing on a contract, on what you would like it to include and then negotiating it with a prospective new manager will take time but you will be much better off learning how to do that than  simply exchanging one property manager for another.

Our complex uses Stratawest. They have always been fair and pro-active for our particular building. But because I am a licensed Realtor, I have dealt with quite a few companies. If you are just unhappy with one incident, perhaps you need to go directly to their office and address the problem, and make sure it's "in writing and dated". If you want to choose a new company, it's a good idea to ask which buildings they manage(d). I think some of them take on too many properties, then they have trouble caring for everyone in the manner they should. The other option is for you to be on the Council if you're not already. At least that way you have a little more control in how the company deals with your issues.

Has anyone had problems with Baywest in Abbotsford? We have been in this complex only 6 months and have had 3 Property managers already and have to pay a special levy that was brought forth before we even bought in here. The new manager also has an engineers report that sees us all shelling out almost one million over the next 5 years.
I know I'm new at this but it looks like we are really getting hosed, to put it bluntly.

Hi Jane - What is the engineer's report for?

I am not sure the issue is with Baywest because the strata council would have to approve the engineer's report and then present it to the owners for approval of a special levy but the reality is that if the levy is not already approved you yourself can effect change by writing a letter to council and asking them to consider alternatives. For example some stratas choose to select a manageable number of units to repair within each budget cycle. This means the worst ones are elected to be fixed first and then future ones are planned for the next budget cycle.

Another way to handle the need for increased funds for maintenance is to take a partial lump sum levy in year one and then invest it smartly to create a larger lump sum for repairs scheduled down the road - this is a good method for managing roof repair.

If your issue is with the report directly then I would ask the council to get a second opinion and not necessarily from an engineer but you could ask for a quote from a reputable company that you may hire to repair the damage. Please let us know any updates.

First, a note to remind every owner that you ALL live in a self-managed strata, whether you choose to have a professional manager handle the administration or not. The strata manager is just another contractor and, other than some designated authority given by the Strata to allow the manager to carry on the day-to-day business, the Council cannot delegate, or abrogate, its responsibilities and must be prepared to "manage the manager". The Council must continue to handle all the other duties and responsibilities that most strata management contracts specifically exclude or generally omit.
Using the same example provided by QBart above, the rhetorical question is - How many Stratas actually have sat down and laid out all of their service requirements of a manager, and then asked a selected group of management companies to respond to a Request for Quotation (RFQ)? Put another way - Whose contract did you sign? Theirs?...or Yours?...or at least one that was completely open to negotiation.
Stratas are called Corporations because they are businesses and, to be effective, the Owners must operate as active and interested "shareholders". The Council is no less than a Board of Directors, and is responsible for the management and operation of a significant asset on behalf of, and for common interest of, ALL the owners, whether there is a professional manager involved or not.

Yes Sir...I can. It's that underlying tone of the weary resignation of a well worn volunteer owner, and I've met many like you.

You have, however, only reinforced my point. Most owners/Council members are indeed not Lawyers or Bankers or Accountants and it is for that reason thet they should consider hiring professional help to manage and maintain their properties.

The members of a corporate Board of Directors don't deal with the day-to-day operations of their companies, but they ARE charged with the oversight of the management team that does. They are also responsible for the "strategic" plans that will see the company maintain it profitability.

The case of a Strata Corporation, for all practical purposes, is no different, only the "profitability" is measured in how well the value of the property and its physical (common) assets is maintained.

In my experience, very few, if any, professional Strata Management firms take on any responsibility for this aspect of the Corporation's business nor, in fact, should they...(although I'd like to see a whole lot more focus on Asset Maintenance Planning which, in my opinion, they should do...but I digress)

My concern, however, is that so many strata owners continue to believe the fairy tale stories they were told when they were in the process of finding their home, that, "Someone else will look after everything"...and..."Look how low the maintenance fees are..!!"

Much like you, I often feel like I'm pushing a rock up a hill but, if I can have just a few more owners understand their ownership position within a Strata Plan from this "business" perspective, I believe it may help them to see that they have to be an active part of the process.