Industry Council Member Elections

The Real Estate Amendment Act 2020 will soon be proclaimed and come into force. At that time, RECA will welcome a modernized governance structure consisting of a Board of Directors and four Industry Councils representing four different industry segments.

  • the Board of Directors will be made up of three individuals from the public appointed by the Minister of Service Alberta and four industry representatives, one from each of the four Industry Councils.
  • each Industry Council will be made up of two public members appointed by the Minister of Service Alberta and three licensed industry representatives from that sector who are directly elected by licensees.

The four Industry Councils are:

  • Residential Real Estate Broker Industry Council
  • Commercial Real Estate Broker & Commercial Property Manager Industry Council
    (Note: Rural licensees trading in agri-business will participate in the new governance structure through this Industry Council)
  • Residential Property Manager Industry Council
    (Note: Condominium managers will participate in the new governance structure through this Industry Council)
  • Mortgage Broker Industry Council

All individuals licensed with RECA will be eligible to vote for candidates in the Industry Council(s) for the sectors in which they hold an active licence.

Individuals wishing to become candidates will have to meet the basic eligibility requirements, and the special requirements for each industry council.

Key Information

Interested in becoming a candidate? Download the Candidate Package. Submit completed applications and supporting documents to elections2020@reca.ca

The nomination period is October 19- November 2, 2020. Voting in the elections will occur on November 17-23, 2020.

Information on how to vote will be sent to all licensees directly, and will appear on this page when available.

Please review the voting and candidate eligibility information below.


Download the Candidate Package

Residential Real Estate Broker Industry Council Candidate Information Form

Residential Property Manager Industry Council Candidate Information Form

Commercial Real Estate Broker and Commercial Property Manager Industry Council Candidate Information Form

Mortgage Broker Industry Council Candidate Information Form

Download the Endorsement Form

Submit completed applications and supporting documents to elections2020@reca.ca.

The eligibility requirements for candidates hoping to become an Industry Council member were set by the Elections Project Team. The Elections Project Team was created by Service Alberta, and all decisions of the Team were approved by the Real Estate Act Implementation Steering Committee and the Minister of Service Alberta. The Elections Project Team will act as the Nominating Committee for these elections, approving candidates that meet the eligibility requirements to participate in the election.

In order to be considered as a candidate for election to one of the Industry Councils, a candidate must:

  • complete and submit a Candidate Information form:
  • receive a minimum of ten (10) written endorsements to their nomination by ten (10) licensees in that sector. Download the Endorsement Form.
    • The Residential Property Manager Industry Council will only require five (5) endorsements
    • there are additional endorsement stipulations for the Commercial Real Estate Broker and Commercial Property Manager Industry Council information. See below.
  • be an active licensee (meaning that the licensee is registered with a brokerage and authorized to practice in the field) in good standing in the industry;
  • have five (5) or more years of continuous industry experience with a main focus on the sector the licensee is running for;
  • not, at the time of the selection of nominees by the Nomination Committee, be the subject of proceedings under Part 3 of the Real Estate Act;
  • not, during the five-year period immediately prior to their nomination, have been found by RECA to have engaged in conduct deserving of sanction resulting in a sanction greater than a Letter of Reprimand;
  • not have been convicted of an offence under the Criminal Code of Canada or the Controlled Drugs and Substances Act, within the past five (5) years, nor be the subject of current proceedings under the same;
  • have previous experience on a board, with preference to governance experience; and
  • not concurrently hold a position on the board of an Association, be an employee of the association, or have immediate family employed at the regulator (if elected to a council seat, they would need to resign from their role with the association).

Send completed Candidate Information Forms and accompanying resumes and endorsements during the Nomination Period to elections2020@reca.ca.


Seats: one broker or broker delegate, two other licensed residential practitioners

Who can vote in the Residential Real Estate Broker Industry Council:

  • real estate associates authorized in residential real estate
  • all real estate brokers
  • all real estate associate brokers

Who can become a candidate for the Residential Real Estate Broker Industry Council:

  • broker and broker delegate seat:
    • be a current broker or broker delegate in a licensed real estate brokerage that has at least five (5) other licensees registered at the brokerage
    • have been a broker for a minimum of five (5) years
  • other seats:
    • be licensed as an associate, associate broker, or broker

Download the Candidate Package


Seats: one (1) licensed residential property manager, one (1) condominium manager, and one (1) other individual who represents either sector.

Who can vote in the Residential Property Manager Industry Council:

  • real estate associates, brokers, and associate brokers authorized in property management and have declared that they primarily operate in residential property management. Make your declaration in your myRECA account on the Licensing tab prior to voting. Be honest in your declaration. If you do not actively practice in property management despite holding an authorization to do so, you will be able to vote in the Residential Property Manager Industry Council by default. Download the tutorial for voter registration in property management in myRECA.
  • unlicensed condominium managers who hold a special voting licence from RECA (find information on obtaining a Condominium Manager Temporary Licence below on this webpage)

 

Who can become a candidate for the Residential Property Manager Industry Council:

  • property manager seats
    • Must practice primarily in Residential Property Management
    • Must manage a portfolio with a reasonably significant number of residential units (e.g. 50 or more residential units).
  • condominium manager seat
    • must hold a temporary condominium manager licence issued by RECA
    • must practice solely in condominium management

Download the Candidate Package


Seats: one(1) urban commercial real estate practitioner, one(1) rural (agri-business) commercial practitioner, one (1) commercial property manager

 

Who can vote in the Commercial Real Estate Brokerage and Commercial Property Management Industry Council:

  • real estate associates authorized in commercial real estate
  • real estate associates authorized in rural (agri-business) real estate
  • real estate associates authorized in property management and have declared that they primarily operate in commercial property management. Make your declaration in your myRECA account on the Licensing tab prior to voting. Be honest in your declaration. If you do not actively practice in property management despite holding an authorization to do so, you will be able to vote in the Residential Property Manager Industry Council by default.
  • all real estate brokers
  • all real estate associate brokers

Download the tutorial for voter registration in property management in myRECA.

Who can become a candidate in the Commercial Real Estate Brokerage and Commercial Property Management Industry Council:

 

  • Urban commercial practitioner seat
    • Transactional history that would show at least 70% of their business is in urban commercial real estate (urban to be defined as any municipality or metropolitan region in Alberta that has a population of at least 90,000 people).
    • 10 years of brokerage experience in an urban market (i.e. 90,000 people or more). In lieu of the full 10 years’ brokerage experience, and as long as they have the minimum 5 years of consecutive brokerage experience, candidates can have any one of the following:
      • 10 years of asset management experience with institutional or large regional owner of real estate with portfolio of commercial real estate assets over $300M;
      • 10 years of third party leasing experience with a deal history commensurate with the brokerage requirement above;
      • 10 years of property Management experience with commercial real estate asset portfolio of more than $300M; and
      • Legal experience representing buyer/vendor or tenant/landlord in commercial transactions worth more than $150M over past three years.
    • Is licensed under a commercial brokerage (whose business for the past five (5) years is comprised of not less than 70% of trades in commercial real estate, measured both by volume and value of real estate transactions, and manages at least $2 million of commercial brokerage revenue in each of the past five (5) years;
    • Has transactional experience working with institutional owners or large regional owners of commercial real estate;
    • Transactional experience with a reasonably significant number of deals completed (e.g. 50 or more) in the last five (5) years in commercial property by either the candidate themselves or other associates who report directly to the candidate; and
    • Must receive at least five endorsements (of the 10 total required for all applicants) from commercial licensees registered with a brokerage trading solely in commercial real estate and having at least $2 million in total commercial brokerage revenue.

 

  • Rural (agri-business) commercial practitioner seat
    • Has 10 or more agricultural transactions within the past 5 years; and
    • Has broad transactional experience and a high level of expertise with zoning.

 

  • Commercial property manager seat
    • Transactional history that would show at least 70% of their business is in commercial property management;
    • Has managed property portfolios in excess of 500,000 square feet within the last three (3) years with asset value of at least $300 million and understands real estate accounting rules;
    • Has managed staff that are licensed and has themselves been licensed for the past 10 years;
    • Has institutional experience either directly or as a client (institutional experience is defined as having ownership experience either directly or as a property or asset manager involving commercial or investment property worth in excess of $100 million in Alberta);
    • Has experience with leasing; and
    • Must receive at least five (5) endorsements from licensees registered with major third party property management companies who manage at least 1 million square feet of commercial property, any major institution with ownership of commercial properties in Alberta or commercial licensees registered with a brokerage trading solely in commercial real estate.

Download the Candidate Package


Seats: one broker-owner/broker-of-record,  two other licensed mortgage brokerage practitioners

Who can vote for the Mortgage Broker Industry Council

  • all mortgage associates
  • all mortgage brokers

Who can become a candidate for the Mortgage Broker Industry Council

  • Broker-owner/broker-of-record seat
    • be a managing broker in a licensed mortgage brokerage that has at least five (5) other licensees registered at the brokerage
    • have been a managing broker for a minimum of five (5) years
  • Other seats
    • be licensed as a mortgage associate or broker

Download the Candidate Package


If you hold multiple authorizations (for example, you are authorized in residential and commercial real estate), you can vote in the elections for each of those industry councils.

If you hold a property management authorization, please declare whether you practice primarily in commercial or residential property management in your myRECA account under the Licensing tab. If you primarily practice commercial property management, you will vote in the Commercial Real Estate Broker and Commercial Property Manager Industry Council, and will not vote in the Residential Property Manager Industry Council. If you do not actively practice property management despite being authorized to do so, you will automatically default to being able to vote in the Residential Property Manager Industry Council.

Download the tutorial for voter registration in property management in myRECA.


Download the Template Affirmation

Condominium managers will participate in RECA’s new self-regulatory governance structure through the Residential Property Manager Industry Council. One seat on this Industry Council has been reserved for a licensee who practices solely in condominium management.

To facilitate condominium manager participation in the election process and serve in the new governance structure, RECA’s Administrator, Duane Monea, passed Resolution 2020-9 which enacts new Rule 2.1. Rule 2.1 creates an additional licence class for condominium managers for the purposes of:

  • facilitating condominium manager participation as candidates for election to the Residential Property Manager Industry Council
  • facilitating condominium manager participation as voters for candidates for election to the Residential Property Manager Industry Council
  • if elected, facilitating condominium manager participation as Industry Council licensee members to serve the Residential Property Manager Industry Council
  • if appointed by the Residential Property Manager Industry Council to RECA’s Board, facilitating condominium manager participation as a Board member to serve the Board

Condominium managers who are not currently licensed in property management by RECA are encouraged to apply for their temporary licence as soon as possible.

How does a condominium manager apply for a temporary licence?

To be eligible for a temporary licence, condominium managers must send RECA:

1.Valid photo identification which must be one of:

  • Canadian passport
  • Driver’s licence
  • Provincial identification card
  • Treaty status card
  • Canadian Forces identification card
  • Firearms card

(Your identification must contain a clear photograph, your full legal name, your date of birth, have been issued within the past five (5) years, and not be expired)

2. An affirmation containing information related to your current work as a condominium manager. This affirmation must clearly state you are currently active in the practice of condominium management and briefly summarize the activities you undertake in your service to condominium corporations.

To send RECA these documents, begin by emailing condomanager@reca.ca.

Once received, RECA will send you a secure link to where you can upload your photo ID and your affirmation. Please use the Template Affirmation.

RECA only collects, uses and discloses the personal information you provide in compliance with the Personal Information Protection Act (PIPA). RECA only uses personal information to fulfill the purpose for which it was collected or for a use consistent with that purpose. Except as authorized by law, or when you consent, RECA does not disclose your information to other public bodies, third parties or individuals.

RECA will assess your application and advise you whether or not you qualify for and have been issued a temporary licence.

Important note about the temporary licence:
Being approved for and issued a temporary licence for the purposes described herein DOES NOT GUARANTEE the recipient will become fully licensed when the changes to the Real Estate Act are proclaimed and the full regulation of condominium managers begins sometime in 2021. Applicants for a full licence once RECA begins to regulate condominium managers must meet all basic eligibility requirements for licensing including;

  • being at least eighteen (18) years of age
  • having at least a Canadian high school diploma or equivalent
  • being proficient in the English language
  • having the ability to legally work in Alberta
  • meeting the standards of RECA’s Good Character Policy – this includes providing a Certified Criminal Record Check by fingerprint comparison


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