Multi-residential property management, under provincial law.
Purpose-built rental, walk-ups, townhouse communities and mixed-use residential, where tenancy law, turnover and building systems decide how well a rental building performs. Across Ontario and Alberta.
What does multi-residential property management involve?
Multi-residential property management is running rental buildings that are people’s homes, under provincial tenancy law: collecting rent and raising it only as the rules allow, turning over suites quickly, keeping heating, plumbing, elevators and life-safety systems working, and answering residents fairly, so the building stays full and its income stays steady.
Tenancy law
Residential tenancies are governed by provincial legislation that sets how rent can be raised, what deposits can be taken, how notices are served and how disputes are heard, so every step is taken by the rules of the province the building is in.
Turnover and vacancy
Each vacant suite is lost rent, so units are inspected, repaired, cleaned and readied quickly between residents, and our brokerage leases them to qualified applicants.
Building operations
Boilers, make-up air, plumbing stacks, elevators, fire and life-safety systems serve people’s homes, so maintenance is planned, inspections are kept current and capital work is scheduled before systems fail.
Resident service and retention
Residents who are answered promptly and treated fairly stay longer, which is the cheapest way to protect a rental building’s income, so requests, notices and communication follow a set standard.
Every kind of rental building. Each with its residents.
Purpose-Built Rental
Mid- and high-rise apartment buildings built as rentals, where unit turnover, building systems and long-term capital planning drive the investment.
Low-Rise & Walk-Ups
Older walk-up and low-rise apartment buildings, often with ageing systems and long-standing residents, where careful capital work and tenancy rules go hand in hand.
Townhouse Communities
Rental townhouse and row-house communities with grounds, roads and shared services to maintain alongside the units themselves.
Mixed-Use Residential
Rental apartments above or beside retail and office space, managed with separate cost pools, access and rules for the residential and commercial uses.
A full building, run by the rules.
- 01
Building and tenancy review
We walk the building and a sample of suites, and review the rent roll, tenancy agreements, rent history, deposits and arrears against the rules of the building’s province.
- 02
Operations and capital plan
We set maintenance and inspection cycles for heating, plumbing, elevators and life safety, and a forward plan for roofs, boilers and common areas.
- 03
Handover
Tenancy files, deposits, vendor contracts, keys and records are transferred, and residents receive written notice of the change and where to pay rent.
- 04
Ongoing management
Rent, turnovers, resident requests, notices and reporting run on a fixed calendar, with vacant suites readied quickly and tenancy matters handled by the provincial rules.
Priced on the property’s revenue, tiered by service.
The fee is based on the revenue the building produces and tiered by the level of service it needs, from financial administration to full-service management of leasing, operations and residents. We quote after reviewing the rent roll, tenancies and operating statements; contact us for details. See also our commercial property management service and our purpose-built rental practice. The tenancy rules on this page are general information, not legal advice, and they change; the current legislation of each province governs.
Multi-residential property management, answered.
What is multi-residential property management?
Multi-residential property management is running rental apartment and townhouse buildings on the owner’s behalf: collecting rent, leasing and turning over suites, maintaining the building and its systems, answering residents, serving notices and handling tenancy matters under provincial law, and reporting the building’s finances to the owner.
How is managing a rental apartment building different from managing commercial property?
Residential tenancies are governed by provincial tenancy legislation rather than by the lease alone, so rent increases, deposits, notices, entry and disputes all follow statutory rules. Buildings are people’s homes, so they need prompt maintenance and a way to handle emergencies at any hour, and there are many more tenancies, notices and turnovers to manage.
How do rent increases work in Ontario?
In Ontario, rent increases are governed by the Residential Tenancies Act. Most units in buildings first occupied before November 15, 2018 are subject to an annual rent-increase guideline set by the province, an increase generally requires written notice at least 90 days ahead and at least 12 months after the last one, and increases above the guideline need approval from the Landlord and Tenant Board.
How do rent increases work in Alberta?
Alberta has no rent control, so there is no cap on how much rent can rise, but its Residential Tenancies Act limits how often rent can be increased and requires written notice in advance, with different rules for periodic and fixed-term tenancies. Disputes are heard by the Residential Tenancy Dispute Resolution Service or the courts.
What deposits can a landlord take in Ontario and Alberta?
The rules differ. Ontario generally allows a deposit for the last month’s rent, plus a refundable key deposit, but not a damage deposit. Alberta allows a security deposit of up to one month’s rent, which must be held in trust and accounted for at the end of the tenancy. We collect and hold deposits by the rules of the building’s province.
How much does multi-residential property management cost?
Our fees are based on the property’s revenue, tiered by the level of service the building needs, from financial administration to full-service management of leasing, operations and residents. We quote after reviewing the rent roll, leases and operating statements. Contact us for details.
Do you manage rental buildings in both Ontario and Alberta?
Yes. We manage purpose-built rental, low-rise and walk-up apartments, townhouse communities and mixed-use residential buildings across Ontario and Alberta. We manage rental buildings and rental units; condominium corporations are outside this service.
Tell us about the building. We'll tell you what it needs.
Share the property, its suites and how it is run today, and we’ll recommend a service tier and quote a fee for it. No obligation.