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Congratulations on being elected to your condo board. Whether you volunteered out of concern for your community or were nominated by fellow owners, you’ve taken on an important role. The first 90 days will set the tone for your entire term, and knowing where to focus your energy can make all the difference between feeling overwhelmed and feeling confident.
Serving on a condo board in Calgary comes with real responsibilities. Under the Alberta Condominium Property Act, board members must act in good faith, avoid conflicts of interest, and prioritize the best interests of the corporation. That might sound daunting, but thousands of Albertans successfully navigate these duties every year. With the right approach, you can too.
Here’s what matters most in your first three months.
Your first month is about understanding what you’ve walked into. Every condo corporation operates differently, and your job is to learn the specifics of yours before making any big moves.
Start with the bylaws. These are the legally binding rules registered with the Land Titles Office that govern how your corporation operates. According to CondoLawAlberta, bylaws detail everything from board structure and election procedures to voting rights and maintenance responsibilities. Read them carefully. If something isn’t clear, ask your property manager or an experienced board member to explain. You cannot make informed decisions without understanding these rules.
Next, review the most recent financial statements. Board members are responsible for managing the corporation’s budget, which includes setting condo fees, reviewing expenses, and planning for future repairs through reserve fund contributions. Look at where the money goes each month. Are condo fees covering operating costs? Is the reserve fund being funded according to the plan? Understanding the financial health of your building is fundamental to every decision you’ll make.
Request copies of the reserve fund study and the corporation’s most recent annual report. The Condominium Property Regulation requires corporations to conduct regular reserve fund studies to plan for long-term repairs and replacements. This document will tell you what major expenses are coming and whether you’re financially prepared. If your reserve fund study is more than five years old, putting a new one on the agenda should be a priority.
Read the past six months of board meeting minutes. This gives you insight into recurring issues, ongoing projects, and the decision-making patterns of the board. You’ll also see which topics generate debate and which sail through without discussion. This context is invaluable.
Month two is when you move from passive learning to active engagement. You’ve done your homework. Now it’s time to start contributing meaningfully to board discussions.
Here are the essential questions every new board member should ask their condominium manager:
What are our biggest maintenance concerns right now? Your manager should be able to tell you which building systems are aging, which repairs have been deferred, and what emergencies might be on the horizon. Calgary’s extreme weather takes a toll on buildings. Freeze-thaw cycles, chinooks, and heavy snow loads all create maintenance challenges that require proactive planning.
What are our insurance requirements and are we compliant? The Condominium Property Act includes specific insurance obligations for condo corporations. Your manager should confirm that your coverage meets legal requirements and adequately protects the corporation.
Are there any bylaw enforcement issues we should know about? Boards are responsible for enforcing bylaws fairly and consistently. If there are ongoing violations, you need to understand what’s being done about them and whether the current approach is working.
What upcoming projects are in the budget? Capital projects require planning, contractor coordination, and clear communication with owners. Knowing what’s coming allows you to prepare mentally and financially.
This is also the time to start building relationships with residents. Attend a few informal gatherings if your building has them. Introduce yourself at the mailboxes. Let people know you’re approachable and interested in their concerns.
By month three, you should have a clear sense of how your board operates and where you can add value. Now it’s time to step into a more active role while avoiding the pitfalls that trip up many new board members.
First, understand that board decisions require collaboration. No individual board member can make decisions alone. Every major choice requires a vote. This means learning to work with people who may have different priorities or communication styles than you do. Observe how experienced members navigate disagreements and build consensus.
Second, resist the urge to overpromise. New board members often arrive with ambitious plans to fix everything immediately. That enthusiasm is valuable, but unrealistic expectations create frustration for everyone. Focus on one or two specific improvements you can realistically accomplish during your term rather than trying to overhaul the entire operation.
Third, remember that you’re there to represent all owners, not just your personal interests. As the Centre for Public Legal Education emphasizes, board members must act fairly and consider the interests of the entire community. If you have a conflict of interest on any matter, disclose it immediately and excuse yourself from that vote.
Finally, be patient with yourself. Every experienced board member was once new. They made mistakes, asked basic questions, and felt overwhelmed at times. That’s part of the learning process. What matters is that you’re showing up, doing the work, and genuinely trying to serve your community well.
Your first 90 days are just the beginning. Serving on a condo board is often a multi-year commitment, and you’ll continue learning throughout your entire term. But if you invest the time upfront to understand your corporation’s bylaws, finances, and operations, you’ll be far better equipped to make sound decisions when they matter most.
Remember that you’re not alone in this work. Your fellow board members, your property manager, and the broader community of condo owners across Alberta are all resources you can lean on.
Calgary’s condo communities thrive when dedicated owners step up to serve on their boards. By approaching your first 90 days with curiosity, humility, and a genuine commitment to learning, you’re setting yourself and your community up for success.
UrbanTec Property Management helps Calgary condo boards navigate governance and operations. Contact us to learn how we can support your community.
