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COVID19 Property Management Update

July 2020






To Our Loyal Customers –

Thank you for your continued support during this challenging time.  Like many essential service providers we are implementing processes and have been working remotely where possible in an effort to do our part to help slow the spread of COVID-19.  Our primary goal during this time was to keep you and our team members safe.  We began to cautiously working towards returning to work by rotating schedules to meet the requirement set in place by Alberta Health Services stages of the relaunch.

Re-Opening Safely –

With restrictions easing across the province, we have begun to slowly implement return to work protocols and have made access to the office available by appointment. We have installed plexi-glass dividers to protect visitors who are attending the office for payments or other necessary appointments.  We are closely following guidelines at the local level, as well as making adjustments and continue to act responsibly and follow all public health measures.

Your Safety –

Safety remains our top priority and we promise that we will remain vigilant. COVID-19 information is fast moving and changing. Based on current recommendations from Alberta Health Services, to protect everyone, we have implemented the following safety measures:

  • Signage has been placed where possible in visible areas to remind residents, guests and attendees to “Help Prevent the Spread” and promote proper hand hygiene. Additionally, communication such as bulletin boards notices, paper notices and/or signage has been placed in common areas or elevators, and newsletters have been sent out to assist in promoting best practices as recommended by government agencies.
  • Training of all team members; enhanced cleaning and sanitizing procedures.
  • Gloves and masks are made available and worn where required by all maintenance or on site team members
  • Procedures to increase the disinfecting and sanitizing of common areas and high touch locations throughout the office and multi-family dwellings.
  • Video conferencing to assist with board meetings and communication.
  • Social Distancing Protocols as recommended by Alberta Health Services
  • Common amenities in apartment and multi-family buildings, with the exception of laundry facilities or as permitted, have been closed to maintain social distancing.
  • Where required, buildings have upgraded to high-quality air filters and which will be changed more frequently over the next few weeks.

In addition, we continue to following guidelines at the local level, as well as make adjustments as information and public health protocols change.

We Can’t Wait to See You –

While we still haven’t returned to business “as usual”, we do look forward to the day when we can safely interact without the threat of COVID-19. Until that time comes, we thank you for your cooperation in doing your part in helping each other stay safe and healthy.

Please stay up-to-date on current public health orders by regularly following the daily public health updates from Alberta’s Chief Medical Officer.

There are simple steps you can take to stop the spread of all viruses, including COVID-19, such as:

  • Wash your hands regularly, using the proper hand washing technique
  • Practice good housekeeping and personal hygiene
  • Avoid shaking hands
  • Maintain 6 feet of physical distance between you and other people, wherever possible
  • Avoid touching your face
  • Use an alcohol-based hand sanitizer
  • Use alcohol-based cleaning wipes on frequently touched surfaces

Alberta Health Services has recently reminded multi-family building residents to keep themselves and others safe by:

  • Wearing a mask when outside the apartment (in hallways, elevators, lobby, etc)
  • Limit interactions with other residents, especially in the common areas
  • Wash hands frequently
  • Limit the amount of people in the elevator at any time to one or two people (depending on the size of the elevator)
  • If a sanitation concern is noticed, the building manager must be notified immediately.

If you start to exhibit symptoms of COVID-19, self-isolate and call Health Link (811) for additional precautions. You can also assess your own risk if you are concerned or exhibiting symptoms of COVID-19. If you need to self-isolate, follow the recommended instructions for self-isolation: Self-Isolation Fact Sheet (Government of Alberta).

COVID-19 information is fast moving so please let us know if you have any concerns or notice a sanitation issue so that we can work together to minimize the risk of transmission.

Together we are stronger. Your support and cooperation through all this is making a difference.

Stay well.

Ministerial Order Impacts Condominiums

Ministerial Order Impacts Condominiums


Earlier this month, the Honourable Nate Glubish, Minister of Service Alberta, issued a Ministerial Order under the authority of the Public Health Act.  The Order issued on April 9, 2020 was to temporarily modify provisions in several acts and regulations related to timelines, location and distance, as well as utility payments and access to information requests. 


This Order highlights the governments awareness that responding to the pandemic has challenged the ability and capacity for many organizations to comply with aspects of existing legislation and regulations.  Service Alberta anticipates that these temporary changes in place for the duration of Alberta’s State of Public Health Emergency, will help businesses, public bodies and non-profits as they focus their efforts on responding to COVID-19.   

The following is a highlight and summary of the temporary modifications made to the Condominium Property Act:


  • Section 10.1 now states that the interim board holds office until a board is elected pursuant to Section 29 and, for greater certainty, will continue to hold office in the event a meeting under Section 29 is delayed.
  • Section 24.1 (4.1) now states that a person, other than a person who regularly resides in a unit, is not entitled to enter a unit under (3) unless expressly or impliedly invited by a person who regularly resides in the unit, if
    • (a) any person who regularly resides in the unit is self-isolating, in quarantine, or displaying symptoms consistent with the pandemic COVID-19 or has tested positive for COVID-19; or
    • (b) the person seeking entry is self-isolating, in quarantine, or displaying symptoms consistent with the pandemic COVID-19 or has tested positive for COVID-19. 
      •  💡 The temporary modification to Section 24.1 (Right of Entry) does not impact the Condominium Corporation’s right to enter in the case of an emergency. 
  • The requirements for the developer to convene a general meeting under Section 29(1) is suspended.
  • The ability of an owner to convene a meeting under Section 29(2) is suspended. 
  • The requirement for an annual general meeting to be held under Section 30 is suspended.
  • The requirement to convene a special general meeting on the request of an owner under Section 30.1(4) is suspended.
      •  💡 Opportunity to check with your legal counsel to confirm if your Bylaws have provisions on how virtual meetings could be handled in the future. 

The Condominium Property Regulation has been modified as well:


  • Section 20.1(d) now includes events leading to a declaration of public health emergency under the Public Health Act as events that may delay occupancy beyond the final occupancy date for a unit, without liability for damages and without giving rise to a right of rescission by a purchaser.
  • The 5 year time period to carry out a reserve fund study, prepare a reserve fund report, approve the reserve fund plan, and provide owners with copies of the reserve fund plan since approval of the most recent reserve fund plan under Section 30 is suspended.
      • 💡 Great opportunity to review what your Condominium Corporations can proceed with at this time where possible. 

Also, the Consumer Protection Act, has been to modified to state that:


  • (3.1) Between the period of March 17 and June 18, it is an unfair practice for any person to charge a supplier of power or heat sub-metering or any individual, including landlords or condominium corporations, to refuse to defer payments subject to the sub-metering arrangement upon the request of an individual subject to the sub-metering arrangement, and may not disconnect service under a sub-metering arrangement between March 18 and June 18.
  • This change is in support of the utility bill payment extension resulting from the government directed optional utility bill payment deferral plan.

Click here for a complete copy of the Ministerial Order (Sections 17 & 18).  Questions about these changes can be direct to J.D. Crookshanks, Statute Administrator for the Condominium Property Act and Real Estate Act.  You may also wish to review these changes in detail with your legal and property management team, as this information is provided as a general update of the temporary changes implemented. 

Emerald Management & Realty Ltd. offers a wide range of condominium management services for condominium corporations and their Board of Directors.  The above information is a sample of the supplemental information often included with the delivery of the monthly operating statements provided to our valued clients.  As we have been for several decades, during the COVID-19 pandemic – we continue to be available  24/7 and we are proud to recognize the valued dedication and support of our valued team members and service providers.  We are here to help and will get through this together.

COVID19: Rent & Condo Fee Payment Information

March 25, 2020 March 27, 2020






Emerald Management & Realty Ltd. is committed to delivering safe, reliable service to our customers and communities as it has 24/7 for the past several decades. 

Our team at Emerald understands that the evolving COVID-19 situation is having an impact on our respective team members, customers and communities.  In response, we have implemented work at home protocols to minimize any disruption to your property management services.  This is a difficult time for everyone and it continues to evolve on a daily basis. 

Currently, the April 1, 2020 rent and condominium contributions are due as usual.  Again, we understand that you might be experiencing unprecedented financial difficulties because of COVID-19.    

If you have been impacted by COVID-19 and are experiencing hardship, call us today at 403-237-8600 to discuss what options are available.  Your property manager and our customer service representatives are available to discuss a plan with you.   Cases will be handled on a person-by-person basis.   

We will work with the owner of the property (for those in rental properties) and the Board of Directors (for those who own a unit in a condominium corporation) to discuss a payment plan to provide for flexibility during this challenging time. Payments can be made online at: PreAuthorized Payment Form.  Our goal is to keep you safe in your home and we look forward to working together to the benefit of all involved.  

This is what you can also do right now:   

Contact Employment Insurance: Access financial support for Employment Insurance (EI) at

Contact Service Alberta:  Any Albertan in self-isolation may be eligible for an emergency self-isolation payment. For more information on emergency isolation support, visit: or 

Contact your Mortgage/Loan/Utility Company:  Apply for emergency deferral relief. You may also apply for flexibility on personal payments. Recognize it will not be free as you may incur interest and will need to come to an agreement on how the amounts will be repaid. Discussing your options could make it less costly in the long run. 

Contact the Government of Canada for a list of updated financial programs available: 

Contact Service Alberta for a list of updated support for Albertas:

Contact Service Alberta for updated information for Renters:

If you need additional support or find yourself in a crisis situation, the following Agencies may be of assistance:  

  • Distress Centre: 2-1-1 
  • Alberta Works: 1-866-644-5135 (emergency needs allowance for Albertans)  
  • Bow West: 403-804-9826 (one-time basic needs fund)   
  • Sunrise Community Link: 403-204-8280 (one-time basic needs fund)   
  • CUPS: 403-717-0922 (crisis intervention fund)   
  • Aspen: 403-219-3477 ext. 177 (for families) 
  • Children’s Cottage: 403-242-8575 ext. 230 (for families)   

Emerald Management & Realty Ltd. is committed to the health and well-being of our residents. We continue to work with stakeholders and monitor government supports to help our team and residents through this crisis. We are available 24/7 and could not do this without the dedicated support of our team members and service providers.  We will get through this together. 

 Thank you again, for being a valued member of our Emerald community and the opportunity to be your property management company of choice! 

 Please stay safe & healthy!  


COVID19 Financial Support

March 20, 2020






We are receiving inquiries regarding rent and condominium contribution payments and we are working diligently to respond to all messages as quickly as possible. On behalf of everyone at Emerald Management & Realty Ltd., let us start by saying we appreciate your patience.   

COVID-19 is having a devastating effect on us all. In addition to those diagnosed with the virus, this current health crisis is disrupting life and business for everyone in our community.  

Right now, both the Federal and Provincial Government are working on plans to provide support for debt and household financial relief for support of things like monthly payments on utility bills, mortgages, tax deferral, condominium contributions and rent.  Currently, the payment of rents and condominium contributions has not been waived and/or suspended. 

Six of Canada’s biggest banks announced plans on March 17, 2020 to provide financial relief to Canadians impacted by economic consequences relating to COVID-19.  The press release can be read at: TD Bank Group Press Release.  Individuals and businesses are directed to contact their banks for more information.

The impact of this pandemic is evolving by the hour and we are all anxious to know what the fiscal stimulus package will include.  

Here is what you can do right now:  

Contact Employment Insurance. Access to financial support has been expedited as the Federal Government has waived the one-week waiting period for Employment Insurance (EI) to assist workers and businesses. Further measures will be taken for Canadians who are not eligible for EI sickness benefits. 

Canada’s COVID-19 Economic Response Plan: 

Contact your local Member of Parliament. Contact information can be found online for every riding, visit: and express your concerns.

Keep yourself informed with reliable information.  Monitor hourly and daily government updates with respect to action being taken by government organizations. Visit:

If you need additional support or find yourself in a crisis situation, the following agencies may be of assistance: 

  • Alberta Works:1-866-644-5135 (emergency needs allowance for Albertans) 
  • Bow West: 403-804-9826  (one time basic needs fund)  
  • Sunrise Community Link: 403-204-8280 (one time basic needs fund)  
  • CUPS: 403-717-0922 (crisis intervention fund)  
  • 211: 2-1-1 (the distress centre)  
  • Aspen: 403-219-3477 ext. 177 (for families) 
  • Children’s Cottage: 403-242-8575 ext. 230 (for families)  

To discuss payment arrangements, please contact your Property Manager via email or make payment arrangements online by visiting our on-line PreAuthorized Payment Form.  Our customer service representatives will also be available to take your calls. You can also make service requests or inquiries online by visiting: Maintenance Request Form.   

Again, this situation is evolving by the hour and we will do our best to keep you informed.  
Please stay safe and healthy. 

We will continue to keep you updated through our website and social media channels as news is announced at: | Facebook