Our experience has taught us that, despite the diversity in property types and locations, management best practices, strategies, and skills are universally applicable for a good property manager. While the laws may differ between Jersey City and Morris County, and the mechanical systems might vary between an elevator building and a community with its own sewer system, successful property management consistently hinges on being a people-oriented profession. Regardless of whether a property is urban or suburban, vertical or horizontal, effective management requires a hands-on approach and strong customer service skills.

Cities vs. Suburbs: Understanding the Nuances

Statistical analyses now suggest that the differences in housing composition between cities and suburbs are better understood through an area's density. Caitlin Sugrue Walter, senior director of research at the National Multifamily Housing Council, notes that development trends over the past 50 years have reshaped the understanding of metropolitan areas. She explains, “Cities have traditionally had higher density, with more multifamily units than areas known as suburbs. However, our research shows that 'city' should not be confused with 'high density.'”

Walter emphasizes that many areas now exhibit both urban and suburban characteristics, necessitating more refined measures of urban and suburban areas. By examining housing stock composition through the number of households per square mile as a measure of density, a more nuanced relationship between multifamily and single-family units emerges. As metropolitan landscapes evolve, density may prove a more reliable indicator of housing trends than the traditional city vs. suburb framework.

Cult of Personality

Property managers tend to share certain personality traits. They are typically problem-solvers who thrive on staying busy and enjoy interacting with a wide variety of people. This is true whether they manage urban or suburban properties, large or small communities, or luxury or modest buildings. They might oversee a portfolio of properties or be dedicated to managing a single site. Generally, property managers are gregarious doers who derive satisfaction from making people happy.

Michael Refat, CMCA, MBA, regional director for FirstService Residential in New England, appreciates the varied tasks in his role. He highlights the human interaction aspect, noting, “We are one of the few industries where you still have to interact with a human being. Every other industry has gone virtual, but property management requires personal interaction and social skills.”

Steven Berisha, general manager of a large cooperative complex in Manhattan, underscores the importance of a manager's personality fitting well with the board and residents. “The manager should have a good vibe with the community and be sensitive to cultural backgrounds. They should also possess the necessary skills for the specific building's issues, whether related to infrastructure, finances, or community involvement.”

Whether a manager oversees multiple buildings or is dedicated to one full-time often depends on the size of the community rather than its urban or suburban setting.

Legal Matters

While property managers generally see their duties as consistent across different settings, co-op/condo/HOA lawyers note some distinctions. Urban associations, particularly in the New York/New Jersey metro area, are more inclined to seek and scrutinize legal advice compared to their suburban counterparts, who may face fewer significant issues and be more reticent to incur legal expenses.

Ben Rooney, a shareholder at Keay & Costello in Illinois, observes that urban high-rises with closely packed units often experience issues like noise and odor transmission, which are less common in suburban associations with single-family homes. Conversely, suburban associations may face challenges with homeowners failing to maintain their property exteriors, creating eyesores that the board must address.

Jennifer L. Barnett, a principal at Marcus, Errico, Emmer & Brooks, P.C., notes that denser urban areas like Boston have more regulatory requirements and stricter oversight, leading to more frequent code violations compared to suburban areas.

Evolving Landscapes

As the distinctions between cities and suburbs continue to blur, influenced by factors such as COVID-19, telecommuting, and changing urban planning paradigms, the prevalence of multifamily properties is expected to grow. Properties managed by professional managers will benefit from their ability to multitask, engage with communities, and adapt to ever-changing landscapes.