Questions, answered.
The questions owners ask most — about services, tenants, rent, repairs and Ontario's rules.
What size of apartment building do you manage?
From small walk-ups to mid-rise purpose-built rental buildings. The right fit is a building that needs professional management but deserves an owner-level eye on every decision.
Do you supervise superintendents?
Yes. We set duties and response standards for on-site staff, review their work and handle staffing changes when needed.
Do you manage both commercial and residential?
Yes — including mixed-use buildings with retail at grade and apartments above, which need both disciplines at once.
What is CAM reconciliation?
Common area maintenance (and other operating cost) recoveries are billed monthly from a budget; after year-end we compare actual costs to what each tenant paid and issue a reconciliation statement with any balance owing or credit.
Do residential rules apply to the shops?
No. Commercial units are governed by their leases and the Commercial Tenancies Act; the apartments above are governed by the Residential Tenancies Act. We manage each under the correct rules.
How are shared costs split?
We allocate operating costs between commercial and residential uses on a fair, documented basis — typically by area and by which systems serve which use.
Do I have to use your trades?
No. If you have a contractor you trust, we'll happily dispatch them. Where you don't, we use our own vetted, insured trades. Either way, every job is logged with photos and the invoice goes on your statement.
Can I set a repair approval limit?
Yes. You choose a dollar threshold in the agreement. Routine repairs under it are handled and reported; anything above it waits for your approval — except genuine emergencies, where we act first to protect the property and the tenant, then call you.
When do I receive my rent?
On a fixed payout date each month, agreed in your management agreement, together with your owner statement.
What happens if a tenant stops paying?
We follow up the day after the due date, serve an N4 if the balance isn't cleared, and — with your approval — file an L1 application with the Landlord and Tenant Board and represent your file through the process.
Can I approve the tenant myself?
Yes. You see a summary of the shortlisted applicant — screening results, income and references — and give the final approval before a lease is signed.
Do you offer leasing only, without ongoing management?
Yes. Tenant placement is available as a standalone service; many owners start there and move to full management later.
What counts as an emergency?
Anything that threatens safety or risks serious damage: active water leaks or flooding, no heat in winter, no power, gas smell, sewer back-ups, broken exterior doors or windows, and lock-outs.
Do you mark up contractor invoices?
Our pricing is set out plainly in the management agreement, and every invoice is attached to your statement so you can see exactly what work cost.
Do you only do renovations for properties you manage?
Renovation management is designed for our management clients, so the unit goes straight from finished work to re-leasing without a hand-off.
How do you control costs?
Every project starts with a written scope and competitive quotes. You approve the budget; we report progress weekly with photos and flag any change before it's spent.
How often do you inspect?
At move-in and move-out, plus routine inspections during the tenancy at a frequency set out in your management agreement — and additional visits whenever something needs checking.
Do tenants have to let you in?
Yes, when entry is for a permitted reason such as an inspection and proper written notice of at least 24 hours is given. Entry must be between 8 a.m. and 8 p.m.
When do statements arrive?
Monthly, on the same date as your owner payout, with all supporting invoices attached.
Do you prepare tax returns?
No — we prepare an organized year-end summary of rental income and expenses with supporting documents for your accountant, who prepares the return.
How much can I raise the rent in 2026?
For most units covered by rent control, the 2026 guideline is 2.1%, with at least 90 days' written notice and no more than once every 12 months. Units first occupied after November 15, 2018 are generally exempt from the guideline.
Is the Ontario Standard Lease mandatory?
Yes, for most private residential tenancies in Ontario. We prepare it with clear additional terms for things like utilities, parking and tenant insurance.
Do you manage condo buildings?
No — we manage individual condo units for their owners. The condominium corporation is managed by its own licensed condo manager, whom we coordinate with.
Can you lease my pre-construction unit before occupancy?
Yes. We can market the unit ahead of your occupancy date and help with the PDI deficiency list so a tenant is ready when you get keys.
What size buildings do you manage?
Our focus is duplexes, triplexes, fourplexes and small apartment buildings — properties large enough to need professional management but small enough to deserve personal attention.
Do you handle common-area cleaning and garbage?
Yes — we arrange common-area cleaning, garbage and recycling schedules, snow clearing and lighting as part of building management.
How often do you check a vacant property?
On a schedule agreed with you — commonly weekly in winter — and always after major storms or extreme cold. Check your insurance policy, as many specify a minimum frequency.
Do you send reports?
Yes, a dated photo report after every visit, with any issues flagged and recommended actions.
Hand us the keys.
Tell us about your property. We'll walk it, price it, and send a plain-language proposal — no obligation.