Sapphire FAQs: What London and Sarnia Boards Ask Before Switching Managers
(From a Condominium Management Expert)
Practical Guidance for Smarter Governance in London & Sarnia, Ontario
Most boards we speak with are not unhappy enough to fire their manager tomorrow. They are tired of chasing updates, unsure what the contract allows, and worried that a change will create more work than it saves. So before anything else, they ask questions.
This page collects the questions condo boards in London Ontario and Sarnia Ontario ask us most often before they decide whether to switch, with our straight answers. Where the answer depends on Ontario law, we cite the section so your board can check it.
How hard is it to switch condo management companies?
For most boards it is less disruptive than they expect, because the outgoing company and the new one do most of the work. The board's main jobs are to give notice under its current management agreement, approve the new agreement, and make sure the records move across.
The notice period comes from your own management agreement, so read that first. Many agreements we see use 60 days, and most transitions we run are completed within that notice period. This is not legal advice, but generally speaking under Ontario law, section 27 (1) of the Condominium Act, 1998 says the board manages the affairs of the corporation, so the decision to change managers is normally a board decision.
For the full step by step sequence, read our guide: Switching Condo Management Companies in London Ontario: What the Board Actually Does.
Will our current manager hand over the records?
Yes, they have to. This is not legal advice, but generally speaking under Ontario law, section 54 (1) of the Condominium Management Services Act, 2015 requires a licensed management company to immediately transfer all documents and records relating to the client when the management contract ends. Section 54 (3) says the company cannot hold those records back to pressure the corporation over contract issues.
Records belong to the corporation, not the manager. Section 55 (1) of the Condominium Act, 1998 sets out the records the corporation must keep, including its financial records, minute book and agreements. When we take over a building, we start with a comprehensive internal audit of what arrives, so gaps, duplicate payments or administrative shortfalls are found early instead of a year later.
How do we check that a new manager is licensed?
Search the company and the individual manager on the Condominium Management Regulatory Authority of Ontario (CMRAO) public registry. This is not legal advice, but generally speaking under Ontario law, section 17.0.1 of the Condominium Act, 1998 says a corporation cannot enter a management agreement with a provider or manager who is not licensed under the Condominium Management Services Act, 2015. Section 34 (1) of that Act requires both the company and the person providing the services to be licensed.
We encourage every board to run that check on any company it is considering, including us. It takes a few minutes and it is part of a board's due diligence.
What will our owners notice when we switch?
Owners should notice a clear introduction and then better answers, not confusion. Every owner in a building that moves to Sapphire receives a welcome package that introduces their new manager, explains how to reach us, and sets out who handles what.
Behind the scenes, the board gets a dedicated onboarding manager as a single point of contact and a week by week transition timeline with milestones. The corporation also has a filing to make. This is not legal advice, but generally speaking under Ontario law, section 9.3 (1) of the Condominium Act, 1998 and section 7 of O. Reg. 377/17 require the corporation to file a notice of change with the Condominium Authority of Ontario when its management provider changes, within 30 days. A good manager prepares it for the board to sign off.
What will our board receive from Sapphire every month?
Your board should receive clear, easy to read monthly financial statements that separate the operating fund from the reserve fund, plus updates on open work, so directors are not chasing management for answers. That is part of our full management service, which covers board support, owner communication, financial reporting, vendor coordination and reserve fund planning.
We also measure how quickly we respond: 88.2% of phone calls answered and an average email response under 90 minutes (Sapphire internal tracking). The standard behind those numbers is simple: a manager who answers, and the same service year in and year out.
If your board would like a second opinion on its current statements before deciding anything, you can request a free financial review on us.
Do you manage buildings like ours in London and Sarnia?
Probably. We manage small and large condominiums across London Ontario and Sarnia Ontario, including townhouse, high-rise, apartment-style, vacant land and commercial condominiums. Our team brings 25+ years of combined condo management experience, and we tailor the service to what your board needs.
Some boards want everything handled. Others want financial management only, or advice while they stay hands-on. We offer full management, financial management and consulting, and a board can change levels as its needs change. If you are not sure which fits, our guide Full Condo Management in London and Sarnia: What Sapphire's Service Includes walks through the full service.
Frequently Asked Questions
Q: Do condo owners have to vote before the board changes management companies in Ontario?
A: Generally no. This is not legal advice, but generally speaking under Ontario law, section 27 (1) of the Condominium Act, 1998 gives the board the job of managing the corporation's affairs, which normally includes hiring and replacing the manager. Check your by-laws and management agreement for any extra steps.
Q: Can the old management company keep our records until we pay its last invoice?
A: No. This is not legal advice, but generally speaking under Ontario law, section 54 (3) of the Condominium Management Services Act, 2015 says a licensee cannot retain records it must transfer as a way to pressure the corporation over contract obligations. Any billing dispute is handled separately.
Q: Does Sapphire help with reserve fund investments?
A: Yes. We work with the board to develop an investment strategy and connect you with trusted investment advisors to carry it out. This is not legal advice, but generally speaking under Ontario law, section 115 (8) of the Condominium Act, 1998 requires the board to have an investment plan based on the most recent reserve fund study before investing reserve fund money.
Q: Is it worth talking to Sapphire if we are not ready to switch yet?
A: Yes. Many boards start with a short, no pressure call or a free financial review to understand where their corporation stands. Nothing changes until your board decides it should.
Related Reading
→ Switching Condo Management Companies in London Ontario: What the Board Actually Does
→ How to Terminate a Condo Management Contract in Ontario
→ Full Condo Management in London and Sarnia: What Sapphire's Service Includes