The Super Across The Way

October 18, 2005 2:46 PM

What qualifications and licenses does one need to be a building manager?

Some background: the building/condominium in which I live is currently managed by one of the owners who also happens to own a construction business, and his business has been the one making repairs--and billing the HOA--since the complex was built.

As more units have been sold, the new owners have begun questioning the bidding process (or, more accurately, the lack thereof), the cost of repairs, the budget, and exactly what is being done for the money being paid. The budget is out of date and several of the repairs and maintenance have not been made, and there's a sense of frustration among the owners at the money being paid for the slow pace of repairs and the lack of attention to detail we're getting. I suspect the current manager--who lives off-site and rents his units--has other projects with which he is occupied and he's too busy to give the complex the time and attention we need.

I've been doing many of the day-to-day repairs and maintenance for which the building manager should be responsible--essentially, I've been picking up his slack--and several of the owners have mentioned they'd prefer I be the building manager since I live and work here and I get things done quicker. The objections to this came from the current manager and another owner, both of whom said the building manager needs a contractor's license and workman's comp.

I'm interested in taking this on, and I'd like to know more about the legalities, qualifications, and licenses one needs to be a building manager/super.

posted by fandango_matt to home & garden (7 comments total)

Regarding workers compensation ("workman's" is no longer used, mostly) in California, where you are, the State has this to say:

Q: My spouse and I are the sole owners of our business. We have no employees. Are we required to obtain workers' compensation coverage?

A. Generally, if you are the sole owners of the business, coverage for yourselves, is optional if you wish to pursue it. You would need to have workers' compensation coverage for any employees you may hire.

In other words, if you're hired as an independent contractor (which it seems would be the case), you don't need workers compensation (but, if you're injured, and don't have it, you'll also not be eligible for this). If the new owners put you on their payroll (sounds unlikely), then they'd be responsible for taking care of paying workers compensation premiums, just as they'd be responsible for collecting taxes from your pay and remitting them to the government.
posted by WestCoaster at 3:53 PM on October 18, 2005

There is no such thing as a license for a building manager (superintendent) as such. However, if you do a lot of repairs, it's an interesting question as to whether you need a general contractor's license.

The State of California website (Contractors State License Board) doesn't (in my opinion) talk about fundamentals such as (my hyphothetical) "If I help my neighbor paint her house, and get paid, do I need a Painting and Decorating Contractor license?" They seem to assume that you know.

A point of confusion, I think, is that being a building manager doesn't necessarily mean that you do repairs. Often the building manager handles only very minor things (replacing a fuse, for example), with repairs done by others (who are licensed), as needed. The building supervisor handles issues with keys, shows apartments, handles move-ins and move-outs, receives tenant complaints and repair requests, posts and/or distributes notices to tenants, and possibly collects, records, and deposits rents, as well as being generally on-call for emergencies.

In short, I think you do assume some risk if you start doing painting, ceiling repairs, electrical work, minor plumbing, etc., if you lack a license to do these and are being paid by someone else (essentially) for such work.
posted by WestCoaster at 4:14 PM on October 18, 2005

1) You probably should talk to a lawyer.

2) The board of the HOA absolutely must talk to a lawyer.
posted by winston at 4:44 PM on October 18, 2005

My friend got a masters in building management ( I think there was some construction involved, as well) and oversaw an aquarium construction project and now tells the FBI when to renovate their buildings and how much to pay.
posted by Frank Grimes at 7:52 PM on October 18, 2005

I'm the resident manager of 5 apartment buildings in Wisconsin. I live on-site, and was hired by the management company to do this.

I have no licenses, no worker's compensation insurance, and collect no official pay for this work (I do live rent-free, which is nice). My only qualifications are that I can work a spade, a vacuum, a mop, and that I can deal with people effectively and firmly.

Definitely talk to the HOA about this (and speak with a lawyer if that will comfort you), but if they wish to hire you to do it, it sounds like it's up to them.

Good luck. It's the best job in the world.
posted by rocketman at 8:05 PM on October 18, 2005

Good luck. It's the best job in the world.
posted by rocketman at 8:05 PM PST on October 18

But how do you buy food if all you get is free rent? (This is a serious question.)
posted by Optimus Chyme at 4:46 AM on October 19, 2005

I have other jobs too.
posted by rocketman at 10:11 AM on October 19, 2005