Quick answer: Part-time caretaker services give smaller strata buildings scheduled, on-site caretaker visits, often a few hours a few times a week, without hiring a full-time or live-in employee. The caretaker handles common area cleaning, garbage and recycling logistics, walkthroughs, minor fixes and reporting. For buildings of roughly 10 to 60 units, it’s often the most cost-effective way to keep the property cared for between contractor visits.
Small stratas face a familiar problem. There isn’t enough work or budget for a full-time caretaker, but without anyone on site regularly, small issues pile up: overflowing recycling, burnt-out lights, a leak nobody noticed until it stained the ceiling. Council members often end up filling the gap themselves, which isn’t sustainable.
What a Part-Time Caretaker Typically Does
Cleaning
- Lobby, hallway, stairwell and elevator cleaning
- Entrance glass and door hardware
- Garbage and recycling room tidying
Building care
- Walkthroughs to check lights, doors, locks and common areas
- Changing light bulbs and simple fixes
- Checking parkade and storage areas for issues
- Monitoring for leaks, damage or signs of unauthorized access
Logistics
- Moving bins to the curb and back on pickup days
- Setting up elevator pads for move-ins when booked
- Letting contractors in during scheduled visits
Seasonal
- Leaf and debris cleanup
- Rotating entrance mats in the wet season
- Salting and checking walkways during cold snaps
Reporting
- Logging what was done each visit
- Flagging issues to council or the property manager, ideally with photos
How Often Should the Caretaker Visit?
| Building size | Typical schedule |
|---|---|
| Under 20 units | One to two visits a week |
| 20 to 40 units | Two to three visits a week |
| 40 to 60+ units | Three to five visits a week, or short daily visits |
Visits are often timed around garbage pickup days, since bin logistics drive a lot of the schedule.
Contracted vs. Directly Hired
| Factor | Contracted service | Direct hire |
|---|---|---|
| Employer obligations | Held by the provider | Held by the strata |
| Coverage for sick days and vacations | Provider supplies backup | Strata must arrange it |
| Supervision | Provider supervises | Council or manager supervises |
| Equipment and supplies | Often included | Strata provides |
Getting the Most From Part-Time Coverage
- Write a clear task list and visit schedule
- Agree on how issues are reported and who receives them
- Use photo reporting so council can see what was done
- Review the schedule seasonally; fall and winter often need more time
- Combine with periodic services like carpet cleaning and power washing
Frequently Asked Questions
Is a part-time caretaker on call for emergencies?
Usually not. Emergencies typically go through the property manager’s after-hours line. Clarify what your provider offers.
Can the caretaker handle repairs?
Minor fixes, yes. Anything requiring a licensed trade, such as electrical, plumbing or gas, should go to a qualified contractor.
Do we need council approval to hire a caretaker service?
Contracts are generally approved by council within the approved budget. Check your bylaws and budget.
Will it be the same caretaker each visit?
Ask the provider. Consistency matters, and good providers try to assign the same person with trained backups.
Reliable Care Without a Full-Time Hire
EcoPlanet Property Services provides part-time and scheduled caretaker services for strata buildings across Greater Vancouver, with real-time reporting through the SWEPT app. Request a free quote or call 604-565-5238.
