Quick answer: A janitor cleans. A building caretaker cleans and looks after the building day to day: minor maintenance, inspections, garbage logistics and being the on-site point of contact. A building manager oversees building operations, coordinates contractors and handles bigger issues on site. And a strata property manager, usually licensed and off site, manages finances, bylaws, meetings and contracts for the council. Many buildings combine these roles in different ways depending on size and budget.
Strata councils often use these titles interchangeably, which leads to confusion when hiring, writing job descriptions or comparing quotes. Getting the role right matters, because a cleaner hired as a “caretaker” or a caretaker expected to act as a building manager is a recipe for frustration on both sides.
The Janitor
Focus: cleaning.
- Common area cleaning: lobbies, hallways, stairwells, elevators
- Washroom and amenity room cleaning
- Garbage and recycling room cleaning
- Vacuuming, mopping, dusting and glass
Janitorial work is usually scheduled on set days or nights and follows a checklist. It’s often provided by a contracted janitorial company.
The Building Caretaker
Focus: the building’s day-to-day condition.
- Common area cleaning, often overlapping with janitorial work
- Daily walkthroughs to spot problems: leaks, burnt-out lights, damage
- Moving garbage and recycling bins for pickup
- Minor maintenance: changing bulbs, tightening hardware, clearing drains
- Letting contractors in and keeping an eye on their work
- Seasonal tasks: entrance mats, leaf cleanup, salting walkways
- Reporting issues to the property manager or council
Caretakers can be live-in, on site during set hours, or provided by a company on a part-time schedule.
The Building Manager (Resident Manager)
Focus: on-site operations.
- Coordinating trades and service contractors
- Managing move-ins, move-outs and elevator bookings
- Responding to resident issues and emergencies
- Overseeing caretakers, janitors and security or concierge staff
- Maintaining building systems schedules and records
Larger buildings and towers often have a dedicated building manager. In smaller buildings, some of these duties fall to the caretaker or the property manager.
The Strata Property Manager
Focus: administration and governance.
- Budgets, fee collection and financial statements
- Council meetings, AGMs and minutes
- Bylaw enforcement and correspondence
- Insurance, contracts and depreciation reports
In BC, strata management services are regulated, and strata managers must be licensed. They’re usually off site and manage several buildings.
Comparison Table
| Role | Main focus | Typically on site? |
|---|---|---|
| Janitor | Cleaning | Scheduled visits |
| Caretaker | Cleaning plus day-to-day building care | Regular hours or live-in |
| Building manager | On-site operations and coordination | Yes, in larger buildings |
| Strata property manager | Finance, governance, contracts | Usually off site |
Which Does Your Building Need?
- Small strata (under 30 or so units): contracted janitorial plus a part-time caretaker, with the property manager handling coordination
- Mid-size strata: a caretaker on regular hours, possibly combined with janitorial
- Large towers and mixed-use: building manager, caretaker or janitorial team, and often concierge or security
Frequently Asked Questions
Can one person be both caretaker and janitor?
Yes, and it’s common in smaller buildings. Just make sure the job description and hours reflect both roles.
Is it better to hire a caretaker directly or contract one?
Hiring directly makes the strata an employer, with payroll, WorkSafeBC and coverage responsibilities. Contracting shifts those to the provider and includes backup coverage.
Does a caretaker replace a property manager?
No. Caretakers handle the physical building; property managers handle governance and finances.
Get the Right People in the Right Roles
EcoPlanet Property Services provides building caretaker, janitorial and strata support services across Greater Vancouver, with coverage designed around your building’s size and needs. Request a free quote or call 604-565-5238.
