Spring 2024 | Vol. 6 | Issue 1

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Owners of Rental Condominiums Charged and Convicted for Unlicensed Condominium Management Services

The CMRAO has recently secured convictions against two corporations for providing condominium management services without a licence. In both instances, the corporations were managing condominiums that were owned and controlled by a single party, or a group of related parties—sometimes referred to as “single-owner condos.”

1718603 Ontario Limited o/a York Property Management


The CMRAO received a complaint that 1718603 Ontario Limited, operating as York Property Management (“YPM”), was operating as a condominium management provider without a licence for Essex Condominium Corporation No. 172 (ECC 172).


ECC 172 is a residential condominium consisting of 45 units, owned by Amiraco Properties Inc. (“Amiraco”). 1718603 Ontario Limited is a corporation with the registered business name York Property Management (“YPM”). Amiraco and YPM share the same address and corporate director.


YPM received invoices on behalf of ECC 172. YPM also made payments to third parties such as HVAC repair services, elevator repair services, garage repair services, and pest control, and supervised employees and contractors hired or engaged by ECC 172, all on behalf of ECC 172. These activities constitute condominium management services.


The parties reached a plea agreement on the basis that YPM would comply with the Condominium Management Services Act, 2015 (CMSA). YPM pleaded guilty to providing condominium management services without a licence and has been ordered to pay a fine in the amount of $15,000. ECC 172 is now managed by a licensed condominium management provider business.

Terracap Management Inc.


Terracap Management Inc. (“Terracap”) is a business that acquires, redevelops, leases, and manages real estate holdings. Terracap provided condominium management services to Metropolitan Toronto Condominium Corporation No. 1194 (“MTCC 1194”) by:


  • Negotiating the operation of a shared facilities agreement with a residential condominium corporation; and
  • Supervising employees who managed MTCC 1194’s common elements.


The parties reached a plea agreement on the basis that Terracap would comply with the CMSA. Terracap performed these services without being licensed as a condominium management provider business. Terracap pleaded guilty to providing condominium management services without a licence and has been ordered to pay a fine in the amount of $15,000. To ensure compliance with the CMSA, the condominium status of MTCC 1194 has been terminated.


Any individual or business that provides management services to a condominium, regardless of the ownership structure, must be licensed by the CMRAO or fall within an exemption under the CMSA. Read more about rental condominiums and compliance with the CMSA.

CMRAO’s 2024–2025 Business Plan Now Available

The CMRAO’s 2024–2025 Business Plan provides details about the operational activities required to achieve the strategic priorities established by the CMRAO’s Board of Directors.

Download the Business Plan

CMRAO Highlights Condominium Management as a Viable Career Path

This year, the CMRAO was an exhibitor at the Toronto Career Fair and the Ottawa Career Fair and provided attendees with information about becoming a condominium manager, including education and experience requirements, and the dynamic skills and knowledge that can be learned in this career path. This was an opportunity to promote this in-demand profession as Ontario’s condominium sector continues to expand.


Events such as these help the CMRAO expand awareness of its role as the regulatory body responsible for oversight of condominium managers and provider businesses and provide an opportunity to answer questions about the important role of the condominium manager in sustaining and supporting vibrant condominium communities across Ontario. 

Elevating Devices Webinar with TSSA 

On Thursday, June 20, 2024, the CMRAO will host a free webinar focusing on elevating devices featuring guest speakers from the Technical Standards and Safety Authority (TSSA), the organization responsible for providing oversight of individuals, organizations, and devices in regulated industries (such as elevating devices, boilers and pressure vessels, and fuels) to ensure they meet safety obligations.


There are 30,000 residential elevators in Ontario that play a big part in people’s daily transportation ‘to and from’ their homes, which is why it is important that condominium managers understand their role and responsibilities for the safety of these devices in condominiums. The webinar will include an overview of elevating device licences and maintenance requirements, as well as inspections and reporting.

Satisfaction Survey Results Coming Soon 

Earlier this year the CMRAO conducted a satisfaction survey to gather feedback from its licensees and stakeholders across Ontario.


Overall, the majority of licensees who responded to the survey were satisfied with the level of service they received and believed the CMRAO is meeting its mandate. A full report with survey results from both licensees and stakeholders will be available on the CMRAO website soon.


The CMRAO handles complaints by conducting inspections and investigations, assisting in issues resolution, holding discipline hearings, and taking corrective actions. What follows is a summary of the complaints received over the last year. This is information the CMRAO will be sharing about the work we do to protect consumers and regulate Ontario’s rapidly growing condominium management sector.

Enforcement Activities 

All CMRAO licensees are required to follow a number of rules as outlined in the Condominium Management Services Act, 2015, and its regulations, including the Code of Ethics regulation, which sets out the general obligations of condominium managers and provider businesses and promotes professionalism, reliability, and quality of service.

The CMRAO publishes its regulatory decisions to maintain transparency and accountability to the public and its stakeholders.

LAT Decision Upholds Licence Revocation


In response to concerning allegations in September 2023 of a licensed condominium manager’s involvement in the use of the corporation’s reserve fund investments, the CMRAO Registrar issued a notice of proposal to revoke their General Licence and ordered the immediate suspension of this licence. On April 5, 2024, the Licence Appeal Tribunal (LAT) decided to uphold the suspension and licence revocation of this licensee.


Read more

Visit the Enforcement News section of the website to learn more about the CMRAO's compliance activities.

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Learn Even More

The CMRAO's blog provides relevant, timely, and valuable information to help condominium managers better understand their role as licensed professionals. Here are some recent posts:

Why Licensing is Essential for Condominium Management in Ontario

Across the province, condominium communities are growing, as is the need for individuals and businesses offering condominium management services...


Introduction to Reserve Funds: What They Are and What They Cover

Part One of a three-part series

For a condominium, a reserve fund is a long-term savings fund. It is money the condominium community has put aside...


Questions Well Received! 

The CMRAO has received several questions related to CMRAO’s education program and reporting CPE credits.


How much does it cost to complete the CMRAO’s Excellence in Condominium Management course?


The CMRAO received this question from multiple career fair attendees. Anyone interested in entering the condominium management profession as a Limited Licensee must complete all necessary educational requirements, which includes completion of Excellence in Condominium Management, a mandatory course administered by the CMRAO. To submit a Limited Licence application and register for the course, the total fee would be $300.


Completion of the Condominium Management program available through Humber College is required to become a General Licensee and is eligible for financial assistance through the Ontario Student Assistance Program (OSAP).


What are the CPE reporting requirements and how do I report credits to the CMRAO?


Effective July 1, 2023, all General Licensees are required to accumulate 10 CPE credits to be eligible to renew their licence. Condominium managers who obtained their General Licence in the 2023–2024 licensing year do not need to accumulate 10 CPE credits to renew their licence for 2024–2025. For example, if a licensee obtained their General Licence in December 2023, their initial reporting period will begin on July 1, 2024.


General Licensees are required to report all their CPE learning activities before beginning the licence renewal process. For full instructions on how to report CPE credits, licensees may refer to our helpful guide

About this newsletter:
CMRAO Quarterly is an e-newsletter published quarterly by the CMRAO for stakeholders.
Condominium Management Regulatory Authority of Ontario (CMRAO)
Meeting Standards. Creating Trust. Building Confidence.
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