Full Service Property Management

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While most people think of condominiums as residential or mixed-use properties (such as high-rise luxury buildings with stores and restaurants on the street level), there are also thousands of commercial condo properties across Ontario that exclusively cater to businesses and companies.

A commercial condo offers many of the same advantages to office-based businesses (such as medical professionals, accountants, or law firms) without the added responsibilities of ongoing maintenance of common facilities and areas, collections, and handling disputes.

Unlike rental properties, condos are usually operated by owners’ associations and condo corporations rather than directly by landlords themselves. They can take many forms, from high rise office buildings and industrial facilities to renovated heritage buildings and commercial retail plazas.

Many property management firms only deal with rental properties, but not condo corporations. At Armadale, we are proud to hold, since 2019, a general licence from Condominium Management Regulatory Authority of Ontario (CMRAO), the province’s regulatory body that establishes and enforces standards for all commercial condo managers and providers. We fully affirm and share the CMRAO’s values of building trust, public protection, and service excellence.

Our certification with CMRAO allows us to provide condo corporations and landlords with top-notch management of day-to-day operations of their properties on their behalf, including offering full coverage that includes emergency management (e.g. fires, theft, or damage).

With our 25-year history in the industry in Ontario, Armadale manages over 1.1 million square feet (and growing) of commercial and industrial properties, making us top experts in all facets of Property Management.

 Value management involves looking at the property as a component of your overall investment portfolio strategy. At Armadale, we help you implement value management strategies that take into account such issues as tax opportunities, asset appreciation, and balance with your other investments. And we help you ensure that any leasing or operations decisions you make, first and foremost support your Value Management strategy.

Property Portfolio Management

• Create and maintain property operations manuals
• Prepare and manage major insurance claims
• Manage major capital improvements and replacements, such as redevelopment, upgrades and improvements to common areas and building system replacements
• Manage real estate acquisitions, divestments and/or expropriations
• Manage environmental audits and clean-up
• Manage property appraisals and engineering audits
• Manage property tax appeals
• Perform insurance reviews
• Manage re-zoning and site planning

Ownership Structure

Ownership structure has a significant impact on taxes, liability and financing. At Armadale, we take a close look at the ownership structure to ensure we minimize the exposure to the owner, take advantage of any tax reduction strategies, and maximize the opportunity for financing.

• Co-ordinate financing and/or refinancing
• Co-ordinate corporate and/or organizational structure
• Co-ordinate tax planning

Unoccupied space has a devastating impact on ROI. But choosing the wrong kind of tenants – and how you accommodate them – can also have a negative effect on the long-term value and marketability of the property. That’s why at Armadale, we help building owners maximize their units with the most desirable tenants all the time.

• Develop standardized leasing policies and procedures
• Building and vacancy marketing/advertising
• Appoint and manage real estate agents and negotiate fees
• Negotiate terms and conditions of prospective third-party leasing offers and/or proposals
• Prepare in-house leasing offers and/or proposals
• Clean-up, demolition, construction and preparation of units for lease
• Prepare and negotiate final lease
• Tenant credit checks
• Monthly leasing review meetings and reports

 In the past 25 years we have undertaken numerous development and redevelopment projects in and around southern Ontario, both on our own behalf and for various ownership groups.

In-house renovation consulting

Need to customize your space? Armadale’s facility management services includes a complete, cost-effective renovation service, so you can make changes that won’t conflict with your budget, lease or landlord.

 At Armadale, our goal is to provide a hands-on, personal style of property management. Because we are local and on-site, we’re always available to answer your questions, respond to your issues and keep your building running smoothly. Whether it’s through innovative programs, expanded facility management services or personalized leasing advice, we’re constantly looking for ways to add value for our tenants.