6 to 12 units
Your building is small. Your obligations are not.
No caretaker, no office, no budget for a full-time manager — but the same annual meeting, the same financial statements and the same maintenance logbook as a two-hundred-door tower.
A 6- to 12-unit building carries the same legal obligations as a large one: annual meeting, financial statements, registers, contingency fund, maintenance logbook. At that size the per-unit rate falls below our 210 $ monthly minimum, so the minimum is what applies — whichever package you choose.
Small buildings, particular problems
They are not the same problems a tower has. They are often harder.
Everything rests on one person
One owner keeps the accounts, calls the meeting, phones the plumber and stores the documents at home. The day they sell, the syndicate starts from nothing — and nobody knows what is missing.
You meet the late payer on the stairs
Chasing unpaid fees from a neighbour you see every day is the hardest thing to do in a small building. Many boards simply stop chasing, and the shortfall comes back later as a special assessment.
The obligations do not shrink
The contingency fund, the maintenance logbook, the annual meeting and the registers apply identically. A six-unit building does not have six times fewer obligations than a thirty-six-unit one.
What it actually costs at this size
The monthly minimum applies as soon as a per-unit calculation comes to less. Best to show it.
| Units | Financial | Administrative | Full management |
|---|---|---|---|
| 6 | $210.00 * | $210.00 * | $222.00 |
| 7 | $210.00 * | $210.00 * | $259.00 |
| 8 | $210.00 * | $216.00 | $296.00 |
| 9 | $210.00 * | $243.00 | $333.00 |
| 10 | $210.00 * | $270.00 | $370.00 |
| 11 | $210.00 * | $297.00 | $407.00 |
| 12 | $210.00 * | $324.00 | $444.00 |
* monthly minimum of $210.00 applied · amounts before tax
The table reads quickly: up to a certain size, financial management and administrative management cost the same, because in both cases the 210 $ minimum governs. In other words, at six units, taking the package that includes meetings, minutes and registers costs nothing more than the one that does not.
Why a minimum. Below that threshold the work stops shrinking with the number of doors. There is one meeting to convene, one set of financial statements to produce and the same registers to keep, whether the building has six units or twenty. A one-time setup fee of 450 $ also applies. Amounts before tax. GST and QST apply (14.975%).
English-speaking boards, French legal documents
Small buildings feel this more than large ones, because there is nobody on staff to bridge the gap.
Many small buildings in Notre-Dame-de-Grâce, Verdun, Côte-Saint-Luc and the West Island are governed by a declaration of co-ownership registered in French, by boards who read English. In a two-hundred-unit tower there is a property manager on site to explain it. In an eight-unit building there is nobody.
The official record stays in French, because that is what has to stand up legally in Quebec. Everything we send your board to read and act on — summaries, budgets, the reasoning behind a recommendation — comes to you in plain English.
What we take on
The list is the same as for a large building. What changes is the volume, not the nature of the work.
What the board keeps
- The decisions: budget, work, special assessments
- The vote at the general meeting
- The direction to take on sensitive files
What you no longer deal with
- Collecting fees and chasing late accounts
- Convening and holding the annual meeting
- Producing financial statements and the budget
- Keeping registers and minutes
- Collecting insurance certificates
- Calling suppliers and following up on work
We also have a network of subcontractors used to small buildings. On six units that makes a concrete difference: a routine repair does not require finding a contractor willing to travel for two hours of work.
Why this is possible at this price
Because most of this work no longer costs us hours.
A small building is rarely profitable for a traditional manager: the administrative work is almost identical to a large building’s, but it is spread across six or eight units. That is why many firms will not take them, or price them like a mid-sized building.
Our solution is built on open technologies: we integrate best-in-class tools for the portal and the books, and build in house everything around them. Fee collection, follow-ups, late interest, insurance certificates, meeting notices and invoice entry are handled by our systems. Those are exactly the tasks that consume billable hours elsewhere.
AI speeds up the processing. Decisions and emergencies stay with people.
Handover, in 30 days
The milestones are dated from signature, not from whenever someone gets to it.
Contract signed, team assigned
You know who you are dealing with, and the emergency line is live immediately — even before the books have arrived.
Books transferred, file audited
We recover what the previous manager or the developer holds, and we check what is missing.
Written list of what is missing
Given to the board. This is a board’s first fear when changing managers: that the file gets lost in transit. You get the list in writing, on a fixed date.
Systems live, owners notified
Debits in place, portal open, contact details sent to everyone.
Written report and a 12-month calendar
What has been taken over, what remains, and the regulatory deadlines for the year ahead.
Frequently asked questions
How many units do you need before you take a mandate?
From 5 units. Below that there is no blanket refusal, but it becomes a tailored arrangement — the monthly minimum ends up being a large share of a very small building’s budget, and that deserves a conversation rather than a form.
Our building has six units. Do we pay 210 $ even on financial management?
Yes. Six units at 10 $ comes to less than the minimum, so the minimum applies. That is why at this size we usually recommend administrative management instead: it costs the same and it includes meetings, minutes and registers.
Our syndicate has never held a proper general meeting. Is that a problem?
It is common, and it is not disqualifying. We establish what is missing, put it in writing within the first fourteen days, and organise a catch-up meeting. For the legal consequences of a delay, we work with the building’s lawyer.
Can we keep maintenance in our own hands?
Yes. The packages stack: you can take administrative management and keep calling your own suppliers. Many small buildings start that way.
How long does changing managers take?
Thirty days, with milestones dated from signature. The notice you owe your current manager depends on your contract: that is the first thing to check, and we look at it with you.
Find out what it would cost, with no commitment
Tell us the number of units and where the building is. We come back with a precise amount and the handover timetable.
Prefer to talk now? 438 817-8399 — or book a slot in our calendar.
Areas served
Montreal, the South Shore and the North Shore, for buildings of 5 to 200 units. Outside that area, we do not take on mandates for the time being.
