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Covid19 Property Management Update

January 2022
From our entire team at Emerald Management & Realty Ltd., we hope that this Covid-19 Update finds you and your family safe and healthy.   Although we had all been hoping to return to a sense of normalcy, our global and local communities continue to navigate through emerging variants and changing health mandates.
At Emerald Management & Realty Ltd. we continue to ensure that the safety and protection of our team members and our community is our top priority.   Every step of the way, we have continued to learn and adhere to the most up-to-date advised rules and regulations.
We recognize that the current strain may impact response times, however we are doing everything possible to maintain our excellent and responsive property management services levels.   We remain committed to following the guidance provided to us by Alberta Health Services and our provincial and federal governments.
As we move through this current wave, we want to keep our property management clients and residents informed about what we are doing to maintain our responsive service levels. 
In some ways, it feels like the entire World is short-staffed at this time.  With that in mind, we can anticipate a very real impact to our team members and valued contractors, as they take the time they need to adhere to health regulations and as we accommodate for the potential for reduced staff as we support our team members to do the same.  We thank you for your patience as we work together on the following:
  • Kindly reschedule any appointments or property showings to a later date if you are unwell. COVID-19 Information: Daily Screening Checklist
  • We encourage the use of technology to safely convene on-line meetings and property showings where applicable.
  • As we aim to accommodate all those who are scheduled for meetings and any property maintenance repairs.  Issues will be triaged to ensure emergency situations are given top priority for the protection of building residents and property.
  • Non-emergency maintenance requests can be made using our online Maintenance Request Form
  • In addition to the public health measures such as physical distancing, masking and hand hygiene, free rapid tests are being provided to team members (where and when available) to screen for COVID-19. 


Is your office open to the public?

We are open to the public but request that where possible, interactions be taken online and/or by phone.  All visitors to the office are asked to stay home if showing symptoms and will be asked to wear a mask in accordance with the current mask bylaw.  Current Office Hours.

How can I contact your customer service or maintenance support team?

In the event of an emergency, please contact our 24-hour emergency line at 403-237-8600.  To learn more about what is considered an emergency please visit: What is an Emergency?.
Should you require assistance, please contact our office or email your property management team.  As individual team members may be working remotely or ill, we thank you in advance for your patience if response times are slower than usual.   You can also contact us online by visiting: Contact Us to register your concern.

Are masks mandatory for team members and customers?

We remain committed to doing all we can to encourage and keep employees and customers safe.  With the emergent of new variants, we continue to mandate the use of masks in accordance with the current local and provincial mandates. 

How are you keeping employees and customers safe?

The health and safety of our customers, employees and communities is our top priority.  Our team continues to communicate and monitor safety protocols implemented.  Further to this ongoing practice, we monitor local and health authority guidelines and best practices.

What are your current office hours and emergency after service protocols?

For more information about our current office hours and what to do in the event of an emergency, please visit our Contact Us page.

Additional Questions?

Please visit Frequently Asked Questions for Owners and Tenants to browse additional FAQs and if you have any other questions, please use our Contact Us page.
In order for us to uphold our commitments, we ask that you please reach out to us as soon as you are aware of any concerns.  As always, we will update you on our protocols as changes happen. We appreciate your understanding and thank you for helping to keep everyone in our community safe.

Thank you again for your support and patience as we continue to maneuver through this unprecedented time.  We are immensely proud of our team members who strive to respond and adjust to changing mandates and practices. 

Emerald Management & Realty Ltd. is one of the leading residential and condominium property management companies in Calgary, AB.  We specialize in all types of property — including single family homes, hi-rise apartments, condominium corporations, mobile home parks, home owner associations as well as offices and larger commercial spaces.

Emerald Management & Realty is proud to provide excellent property management services near you. Contact our team of property management specialists today to learn how our experience can help you! 

If you are wondering what the best rental property management companies near me are, you don’t need to look further than Emerald Management & Realty Ltd.

Why Single-Family Homes are a Great Investment

The Great Recession of 2008-2009 severely affected the Canadian real estate market. But, over time, it has gradually recovered from the disastrous loss. Now, real estate in Canada has become a safe, more stable investment option again. Meaning; you can easily profit and gain from your investment within a short time.

If you are looking for a long-term investment, buy a single-family home and rent it out. While purchasing a duplex or condo apartment might seem more attractive due to its smaller size, this isn’t necessarily the case. It can mean more work and be more inconvenient; you will have to deal with more people, possibly a higher turnover rate, your tenants will likely be paying lower rent, and you’ll have to consider maintenance fees.

Are you new to investing in real estate? Buying a single-family home is a great, lower-risk option. What is a single-family home? Well, a single-family home is a standalone property fit for an average family. It is considered the best rental property option since you can recover your investment through the monthly rent you’ll charge. 

However, like any investment, there are pros and cons associated with it.

Here are a few points that make single-family homes great investment opportunities.

Long-Term Tenants

There is no guarantee when it comes to human behavior; anyone can be a good or bad tenant. However, it is a common belief that those renting a house tend to be more responsible. Not only does the renter have to have proof of income, but houses are also generally rented to young professionals or those with dependents in their care. They aren’t looking to bounce around from place to place every few months, they’re looking to settle for years to come.

Also, those looking to rent a house are generally better at maintaining the condition of the house and are more interested in the yard work. 

Long-term renters consider the place they’re in, home; they will treat the property as such showing pride of ownership if you will. 

You’ll find rent will be paid on time, as your renters will want to maintain a positive relationship.

As a result of the aforementioned; you won’t have to deal with an empty space, people moving in and out and the deep cleaning that goes along with that, or interviewing potential renters over and over. The process can be quite hectic.  

Lower Property Taxes

Lower taxes; music to your ears!

Single-family homeowners can save themselves thousands of dollars in taxes each year. In addition, owning these properties and managing them as rentals, offer significant tax benefits. There are potential tax deductions for depreciation, property taxes, house repairs, ordinary and inevitable expenses.

The cost of supplies and materials in order to make repairs to the home is also tax-deductible.

Low Management Cost

Overall size considered, a single-family house is smaller than an apartment building. This means the home will be easier to maintain and will cost less.

For instance, if the furnace breaks in your rental home, it should only cost you a few thousand dollars and should generally be a quick fix. On the other hand, if the furnace breaks down in an apartment building, the cost is significantly higher, you’re likely looking at long wait times for repairs and, you have more than one family to concern yourself with. 

Moreover, even for the homeowner, single-family houses should be easier to maintain since the repairs are generally not that expensive or complicated. That said, be sure to keep up with general maintenance as required, ensuring the foundation is sound, the roof is in good shape, the windows installed are energy efficient, etc.  

Contact Us! 

Are you looking for an investment property? A property management service can help. At Emerald Management & Realty we have experts who will guide you along the way, making your property buying decision an easy and seamless one.

To hire our services, call us at 403-237-8600 or visit our website today!

Common Issues Faced by Condo Boards

Being a member of a condo board can be an exciting role that will empower you to influence the quality of life of the condo residents positively. However, it can also feel like an overwhelming task with a never-ending list of issues to address – owner concerns, insurance claims, fees, financials, tradespeople scheduling, seasonal projects, and more. Board members need to have highly efficient time management skills and be adept problem solvers which isn’t always easy; partnering with a professional and licensed condominium management company is the way to go!

We understand firsthand the complexities and challenges that condo boards experience. This handy guide will assist condo boards in successfully navigating three of the most common issues they will encounter. 

Miscommunication With Condo Owners

Without a healthy relationship between the condo board and residents, your role will be a nightmare. It is crucial that you maintain a professional condo board corporation and openly welcome regular communication with residents. 

The best condo managers are people-persons.  Owners value positive and respectful communication.  They value timely responses and knowing that their confidential information is being handled in accordance with local laws and regulations

It is common for residents to fail to read notices, misinterpret them, or, unfortunately, not follow the rules. This is not necessarily a reflection on the ability of your condo board, but what is important is how you respond to these instances. Clear, concise written language, a positive attitude, and an openness to feedback and opinions makes all the difference. 

To reduce miscommunication between board members and residents, maintaining open communication channels is essential. Residents want to be heard, and they need a platform to express their concerns through. By effectively managing your communication channels, you will experience far fewer negative interactions. 

Time Management Problems

Condo boards often struggle to understand the reasoning behind certain practices. implemented by the condominium management company they work with. This disconnect typically stems from understanding the regulations and industry standards condo management companies must adhere to.  

Challenges, emergencies and regular reporting must be managed.  Condominium management is rewarding for those who enjoy problem solving and enhancing the lives of people right where they live and work.    To effectively manage time and expectations, it’s important to adopt a service-first mentality in order to balance owner expectations and emergencies that are disruptive to regular schedules and the best laid plans.

Budget Shortcomings

Budget shortcomings tend to be a major source of friction between board members and residents, and it is a difficult obstacle to navigate. Tension between residents can even occur when they feel that someone else is not contributing their fair share. 

Make sure you promptly follow up on delinquent payments and reduce any unnecessary condo board expenses; this will provide additional cash flow. You can consider a slight increase in condo fees, but you must approach this strategically, as it won’t often earn you much praise from residents. Emergencies will occur that will require extra charges – it’s not ideal, but it is unavoidable sometimes. 

Establishing a balanced budget and sticking with it will drastically improve the operation of your building. Additionally, partnering with a licensed condominium management company whose fees and service levels are in line with your budget is critical. 

Assistance for Condo Boards in Calgary

 Condo boards face a plethora of difficult and ongoing tasks. While it is simple to make suggestions for improvement, implementing that advice is easier said than done. If you aren’t already working with a condominium management company or seeking a new professional management partner, we can help!

Effective December 1, 2021 Emerald Management & Realty Ltd. expanded its suite of property management services to include licensed condominium brokerage.  Emerald’s condominium managers have also been licensed by the Real Estate Council of Alberta (RECA).  Emerald Management & Realty Ltd. is a full-service property management company and proud of its experience providing condominium management services to condominium corporations for close to 30 years.  Emerald Management & Realty Ltd. is a condominium management company that offers specialized services for condo buildings in Calgary and the surrounding areas.  

Our expert team’s experience is built on professional licensing and has been licensed for several decades with RECA in property management, managing residential investment rentals, apartment buildings, rental pools, homeowner’s associations, in addition to resident and commercial condominiums. Our team has the experience and solutions to drastically alleviate your condo board’s workload, allowing you to focus on more important issues. 

Visit our website or call us today at 403-237-8600 for more information about our services.

A Conversation about Safer Spaces

November is Family Violence Prevention Month. Those assisting victims in our city have reported that the number of people accessing help from domestic abuse has doubled since the start of the pandemic.

Prevention is the key word when it comes to domestic violence.

There are many things we can do to become aware of family violence and prevent it from continuing to occur.  Join Lauretta Enders, BA, CPM with Emerald Management & Realty Ltd. and Maggie MacKillop with HomeFront Calgary to discuss the Safer Spaces Act and the Safe Spaces Legislation — its impact on landlords and property managers, the opportunities it provides tenants seeking support, and how you can make a difference.

IMPORTANT: If you’re at risk of domestic violence, you don’t have to wait until you receive your certificate before moving out. Call 911 if you’re in immediate danger. Call 310-1818 for information on supports available to you.

“Nobody has to do this alone. Being a property manager or landlord, we don’t have to be the experts… If someone’s coming forward with this disclosure, it is important to believe them and do what we can on our level to help and support, or refer them on to the people who are the experts and can really help a family or individual at such a serious time of crisis.” 

– Lauretta Enders, BA, CPM, Emerald Management & Realty Ltd.

Background to the Safer Spaces Legislation

Residential Tenancies (Safer Spaces for Victims of Domestic Violence) Amendment Act was passed in August 2016. This legislation, Termination of Tenancy (Domestic Violence) Regulation, and amendments to the RTA Ministerial Regulation, were proclaimed. These changes to the RTA allow victims of domestic violence to end a tenancy early and without financial penalty. This legislation applies in cases where: if the tenancy continues: the tenant’s safety is at risk, a dependant child’s safety is at risk; or a a protected adult’s safety is at risk.

How does someone obtain a Safer Spaces Certificate?

Either the victim, or someone acting on their behalf with their consent, must follow these steps to get a certificate.  As outlined on the Government of Alberta’s website:

Step 1: Get a supporting document

To request a certificate, you’ll need to provide one of the following documents:

1. An existing court order, such as:

  • Emergency Protection Order
  • Queen’s Bench Protection Order
  • Peace Bond
  • Restraining Order
  • Other relevant court order


2. A Certified Professional Statement

This is a signed statement from a certified professional declaring the tenant is a victim of domestic violence. To obtain one:

  1. Download and fill out the certified professional statement 
  2. Then, get it signed by a certified professional. See the list of professionals who can sign it for you.

Step 2: Send in your document

Send your contact information and document by:

Step 3: After you send your request

Receiving your certificate

A certificate will be issued to you within 7 days, upon receipt of your request and supporting documentation. A Safer Spaces Advisor will contact you directly to discuss the delivery option that works best for you.

Giving notice

Once you receive the certificate, serve it to your landlord – along with a signed, written notice to vacate – in person or by registered mail.

Notice must be served at least 28 days before you move out, and within 90 days after the date on which the certificate was issued.

The landlord will then terminate your tenancy agreement on the date stated in the notice, without financial penalty.

About HomeFront Calgary

Since the inception of HomeFront in 2000, domestic violence re-offense rates in Calgary have been cut in half and victim engagement in the justice process has more than doubled. Victims are safer, offenders are being held accountable and families are being given their best chance at a future free from domestic violence. 

HomeFront’s mission is to create  safe community by eliminating domestic violence through direct client services, justice coordination and facilitated community action. 

HomeFront’s sign to help recognize the warning signs of domestic abuse

“There are several signs to be mindful of when interacting with residents and rental properties that may indicate abuse is occurring:

  • Repeated late payment of rent 
  • Noticeable injuries or signs of cover-up including sunglasses, makeup, or clothing 
  • Change in tenant’s behaviour 
  • Fewer visitors or going out less 
  • Expressions of fear 
  • Noise complaints or concerns expressed by other tenants 
  • Property damage, such as holes punched in walls

By being aware of this complex social problem and informed of the signs of domestic abuse, landlords and property managers can help provide an educated response to residents experiencing violence and refer to them all necessary avenues of support.

“We have a saying at HomeFront which is ‘never miss an opportunity to support a victim in their time of need because it may be the only time they reach out.’ You could be the difference between living a life of safety and health or continued impact by domestic violence. It takes everybody doing their part. It’s as simple as asking someone if they’re okay and listening. You don’t have to be the expert; there are many resources out there.”

– Maggie MacKillop, HomeFront”

For more information visit:  The Domestic Violence Toolkit for Landlords at:



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