What this pack is (and is not)

The Capture contract says, at no extra fee in the first month after kickoff, Provider delivers a deep research pack for Edmonton condo market development from public and commercial sources. Client shall use research only for lawful business development and shall comply with PIPA and, for electronic messages, Canada’s Anti-Spam Legislation (CASL) where applicable. This file is that pack. The PIN is sent when the $8,880 kickoff deposit posts. The proposal login does not open this page.

It is a business-development dossier: market facts, 77 named accounts (the original condo/PM core plus government and civic buildings), public phones and websites, and a compliant outreach order. The Capture mission is still to land wins from the top condo/property accounts. This pack is wider so ProShield also has a public-building door. It is not a skip-traced homeowner file, not a scrape of condo-director personal emails, and not a claim that every building in Edmonton is mapped to a private mobile number.

How to work the list this week

1. Client names the 2 accounts already held. We mark them Held. Do not guess the names.
2. Book Wave 1 property-manager meetings (rows 1-8, 12-15, 30). One PM meeting is many buildings.
3. Join or re-activate CCI North Alberta. That is the room where boards and managers already sit.
4. Park government rows 40-65 for procurement (Alberta Purchasing Connection, City vendor, AHS contracting). Do not cold-call City Hall reception.
5. Keep a consent log: date, source URL, screenshot, who you spoke with, unsubscribe if you email.

The condo resale market is softer. The buildings are still here.

Apartment condominiums are the slowest major product in Edmonton right now. That is a board and insurance problem, not a reason to wait. Pipes, reserve studies, deductibles, and special assessments do not pause because days-on-market went up.

RAE media release 5 Aug 2026: realtorsofedmonton.com. CREA/RAE Q2 conditions: stats.crea.ca.

How big is Alberta. How many of these 77 go beyond Edmonton.

Two different questions. First: how large is the condo stock. Second: how many names on this list already work outside Edmonton. Units are not buildings. Buildings are not corporations. One corporation can be one tower or a bareland of many duplexes.

Condo stock (units and corporations, not a building census)

How many of the 77 already work all over Alberta

Of the 77 names: 25 already have offices or stock in more than one Alberta city, or are national. 6 more are provincial or federal authorities (mandate is Alberta-wide or Canada-wide even when the named building sits in Edmonton). 44 are Edmonton-metro only (including St. Albert, Strathcona County, Leduc, and YEG). 2 are not a footprint (the broker channel and the two held accounts still to be named).

25 + 6 + 44 + 2 = 77.

That is why Magnum York, FirstService, Pivotal, Boardwalk, and Mainstreet are Wave 1. One contract language can travel to Calgary, Red Deer, or Fort McMurray later. Government rows are different: the building is in Edmonton, the buyer (Infrastructure, AHS, PSPC) already covers the province.

CCI: ccisouthalberta.com, 26 May 2023. StatCan condo shares: Daily, 21 Nov 2022. Alberta dwelling total: table 98-10-0047-01. Edmonton CMA households: Focus on Geography, Edmonton CMA. CMHC Alberta condos: CMHC HMIP condominiums.

Water is the expensive class of loss

Insurance Bureau of Canada (April 2025): insured flood and water-damage losses ran about $277 million a year from 1995 to 2009, then about $1 billion a year over the next 15 years. 2024 was the worst year on their record: over $4.1 billion in insured flood and water losses, with about 120,000 claims after catastrophe events.

That $4.1 billion is mostly weather catastrophe (Toronto floods, Montreal/Debby, B.C. atmospheric river). It is not an Edmonton copper-pipe tally. Use it only as proof that water is the loss class insurers and boards already fear. Indoor leaks, freeze-ups, running fixtures, and pinhole failures sit in the same conversation as deductibles and non-renewals.

RBC Insurance’s consumer advice page states that over 30 percent of property damage claims are caused by water, and that insurance is built for sudden events, not gradual maintenance failure. That last clause is the ProShield door: find it while it is still a leak, not after it is a claim.

IBC: ibc.ca water-damage contractor note. RBC Insurance: rbcinsurance.com.

Reserve fund, five-year study, then the assessment

Alberta corporations must keep a capital replacement reserve fund that is reasonably sufficient for major repairs and replacements that do not happen every year. They must complete a reserve fund study, report, and plan at least every five years (they may do it sooner).

Operating money pays snow, management fees, and small repairs. Reserve money pays the big items: roofs, windows, elevators, common plumbing, parkade, envelope. When the study says the pipe or envelope is due and the fund is short, the board either special-assesses, borrows, or delays. Delay is how leaks become claims.

• ProShield belongs in the operating / risk conversation: monitoring so a common-element leak is hours, not floors.
• CK belongs in the reserve / capital conversation: run the project when the study or the loss already forced the spend.
• Who pays a unit leak vs a riser leak is bylaw-specific. Do not give legal opinions. Ask for the bylaws and the master-policy deductible.

Open Alberta reserve-fund note: open.alberta.ca. Plain-language: condolawalberta.ca. Statute: King’s Printer Condominium Property Act.

Four doors. Do not start with a random board.

Public / seniors / campus housing (Civida, GEF, U of A, Covenant) is real volume and a clean fit for leak monitoring. Expect RFP language. Do not CEM helpdesks that exist for tenants.

77 Edmonton development accounts

Organizations with a public Edmonton-area book of business. Phones and emails were checked against public pages on 19 August 2026. Rows 1-39 are the original condo / PM / operator core. Rows 40-65 are named government and civic buildings. Rows 66-76 are extra private and public campuses. Row 77 is the two accounts Client already holds (names TBD). The Capture “top 40” mission still stands. This pack is the longer working list. How many of these 77 already work outside Edmonton, and how large the Alberta condo stock is, sits in Alberta scale.

CEM ok means the address is on that organization’s own site and a role-relevant message may rely on CASL conspicuous-publication implied consent if there is no “do not contact” note. caution means third-party or generic inbox. phone first means do not CEM from this pack. Grande Prairie Prime PM and Airdrie Astoria showed up in some directories and were left off; they are not Edmonton buyers.

CSV: edmonton-condo-top-77.csv.

Wave 1 · property managers (both brands)

Wave 1-2 · operators and owners (ProShield first)

Wave 3 · named stock, public, commercial PM

Channels (send work; do not compete)

Named public buildings (ProShield first)

These are buildings, not people. Buyers sit in facilities, infrastructure, and procurement. Switchboards, 311, 911, court registries, and hospital ERs are not sales doors. CK only if a condominium corporation is the occupant.

City, province, federal

Schools, campuses, hospitals, libraries

Extra private campuses (66-67)

One meeting, two offers, no mix-up

When both apply: ProShield on the remaining stock, CK on the project already in motion. Never pitch both as the same invoice in the first five minutes.

Who else is in the room

• Leak hardware: Alert Labs / Leak Defense is the stack on Client’s own site. Other IoT water vendors and plumber “leak detection” shops will bid sensors. Client’s edge is local install + board relationships + CK sitting next door, not a unique sensor brand. Say that honestly.
• Restoration: Paul Davis, First OnSite-class firms, local restorers. Partner. They get the emergency. Client gets the monitor so it does not repeat.
• Condo consulting / reserve studies: Brookstone, large engineering houses, other construction managers. CK should not pretend to be the reserve-fund engineer. Sit beside them.
• Managers: FirstService, Magnum York, Pivotal, KDM, Larlyn are buyers, not competitors. If Client already holds two buildings under one of them, say so only after Client confirms the names.

PIPA and CASL, in the order we will actually work

Collection (PIPA)

• Collect business contact information that is published for business purposes. Keep the source URL and date.
• Do not collect home addresses, personal mobiles, or unit-owner lists from Land Titles / condo rolls for marketing.
• If a board later gives a director list, store it as Client data, purpose-limit it, and do not reuse it for a different brand without a new purpose.

Electronic messages (CASL)

• Express consent (opt-in) is the clean path. A CEM that only asks for consent still needs implied consent first. You cannot email “please opt in” cold.
• Existing business relationship: purchase/lease/contract in the last 2 years, or an inquiry in the last 6 months.
• Conspicuous publication: the recipient published the address, no “do not CEM” note, and the message matches their business role. The sender has the onus. Keep a screenshot. CRTC example: a social-media course to a COO is not relevant; the same course to a marketing officer can be.
• Every CEM: identify the sender (ProShield or CK, not a hidden domain), and an unsubscribe that is honoured within 10 business days.
• Phone, in-person, CCI events, and LinkedIn (used carefully) are not a substitute for sloppy email. They are the default.

CRTC implied-consent guidance: crtc.gc.ca/eng/com500/guide.htm. ISED: getting consent to send email. OIPC Alberta: oipc.ab.ca.

Work the list. Do not admire it.

1. Days 1-10. Client names the two held accounts. One-page ProShield leave-behind and one-page CK leave-behind. CCI membership / ACE calendar. Consent log spreadsheet (date, URL, screenshot, person, channel).
2. Days 11-30. Ten Wave 1 PM or operator calls. Target four meetings. Offer a single-building monitor pilot or a 30-minute capital-project debrief, not a deck marathon.
3. Days 31-60. Paul Davis + one other restorer. One reserve-fund engineer (Brookstone or Client’s existing). Two REIT/operator meetings (Boardwalk, Mainstreet, or Avenue Living). First CCI event. Register on Alberta Purchasing Connection and pull City of Edmonton / AHS vendor pages. Do not cold-call 311.
4. Days 61-90. Convert meetings into named buildings. Goal from the proposal: land early wins, put 5-10 more of the core condo accounts in play, keep the two held. Add one government procurement conversation (Infrastructure, EPSB, or AHS facilities). Report: meetings, pilots, closed, blocked, next date.

Phone, not poetry

If they ask for email: send one role-relevant note from the brand they asked for, with identification and unsubscribe, only to an address this pack marks CEM-ok or that they just gave you (CASL disclosure). Log it.

Every number above has a public URL

Operator log with the full table: edmonton-condo-sources.md.

• RAE, 5 Aug 2026, July statistics: realtorsofedmonton.com
• CREA / RAE Q2 2026 months of inventory: stats.crea.ca
• CMHC Spring 2026 Housing Supply Report: cmhc-schl.gc.ca
• IBC, 10 Apr 2025, water-damage losses: ibc.ca
• RBC Insurance, water claims share: rbcinsurance.com
• Alberta reserve funds: open.alberta.ca · condolawalberta.ca
• CASL implied consent: crtc.gc.ca
• Client sites: proshieldab.ca · ckcondominium.ca
• RENX, Elite / Boardwalk Edmonton sale, 20 Jan 2026: renx.ca
• CAPREIT suite count at 30 Jun 2026: capreit.ca