Why Strata Management Companies Won't Take Small Buildings — and Which Ones Will

If your strata corporation has fewer than 50 units, you've probably already heard some version of "we're not taking on buildings your size right now." Here's what's actually going on — and what you can do about it.

The economics of small building management

Strata management companies charge a monthly fee per unit — typically anywhere from $15 to $40 per unit depending on the company and the complexity of your building. For a 200-unit high-rise, that's a meaningful monthly revenue. For a 12-unit townhouse complex, it's not.

The workload, however, doesn't scale the same way. A 12-unit strata still needs monthly financial statements, annual general meetings, bylaw enforcement, emergency response, council communication, and insurance management. Many of those tasks take roughly the same amount of time regardless of whether the building has 12 units or 120.

The result is that small buildings are often less profitable to manage than large ones — and when a management company is already stretched thin, they prioritise the buildings that generate the most revenue for the time invested.

The strata manager shortage makes it worse

BC has been experiencing a well-documented shortage of licensed strata managers. The BCFSA requires strata management companies to employ licensed managing brokers, and there simply aren't enough licensed professionals to meet demand. When companies are turning away business, small buildings are the first to go.

This shortage is expected to continue as the number of strata corporations in BC keeps growing — particularly in Metro Vancouver, where new developments are almost exclusively strata titled.

What "small" actually means in this context

There's no universal cutoff, but in practice:

• Under 20 units — very difficult to find management. Many companies won't consider it.
• 20–49 units — challenging but possible. You'll need to search specifically for companies that serve this range.
• 50–149 units — most mid-size companies will consider you.
• 150+ units — you'll have the most options.

The type of building matters too. A 30-unit concrete high-rise is more complex to manage than a 30-unit bare land strata. Companies may be more willing to take on simpler buildings even at smaller sizes.

Financial-only management: a middle option

Some strata corporations — particularly smaller, well-functioning ones with an engaged council — don't need full management. They just need help with the financial side: collecting strata fees, paying invoices, preparing financial statements, and filing taxes.

A handful of Metro Vancouver strata management companies offer financial-only management as a standalone service. This is often more affordable and more accessible for small buildings, and it still removes the most time-consuming administrative burden from council members.

If you're self-managing and struggling with the financial side, this is worth exploring before giving up on professional management entirely.

Metro Vancouver companies that serve small buildings

The following companies have indicated they manage buildings across a range of sizes, including smaller strata corporations. This list is not exhaustive — use the StrataFinder directory to filter by building size and find companies currently accepting new clients in your area.

Note that availability changes — companies move in and out of accepting new clients regularly. Always confirm current availability directly with the company.

What to do if you keep getting turned away

A few practical steps if you're struggling to find management for a small building:

1. Filter by building size. Use the StrataFinder directory to filter specifically for companies that serve your unit count. This narrows the list to companies that have indicated they work with buildings like yours.
2. Filter by "Accepting clients." Contact companies that are actively looking for new clients rather than those on a waitlist — you'll get a response faster.
3. Consider a boutique firm. Smaller, independently-owned management companies often take on buildings that larger firms won't. They may charge slightly more per unit but they're more likely to give your building personal attention.
4. Ask about financial-only management. If your council is capable and engaged, financial-only management may be all you need — and it significantly expands your options.
5. Be patient and persistent. The right company exists. Finding it is the hard part.