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Property management
Screening, leasing, rent collection and maintenance, run to a written schedule. You get one percentage, one statement a month, and contractor invoices passed through at cost.
What we manage
Nine services under one percentage, with the extras named before you sign.
Credit, income and references checked before anyone is approved.
Learn moreListing, showings and lease signing, charged once per placement.
Learn moreRent in on time, paid out on a fixed date.
Learn moreRepairs handled without chasing trades.
Learn moreMove-in, move-out and annual, with photographs on file.
Learn moreOne statement a month that reconciles.
Learn moreWhat the percentage buys
The monthly fee is charged on rent actually collected, not on rent you are owed. If a unit sits empty or a tenant falls behind, no percentage is taken on money that never arrived. Typical ranges run 8% to 12%, and a light-touch plan sits lower.
Inside that percentage sits the recurring work: rent collection and arrears follow-up, owner payouts on a fixed date each month, maintenance coordination and work-order oversight, and the monthly statement reconciling rent in against costs out.
What sits outside it is named before you sign: the leasing fee charged per placement, lease renewal fees, per-visit inspection fees, eviction handling, and any markup added to contractor invoices. All of it belongs on one written schedule, with the trigger for each stated beside it.
How it starts
Property type, unit count and the rent you expect. Enough for an honest range.
Condition, age and access decide the real maintenance load, and the rent it can carry.
One percentage, the leasing fee, and every extra named with the trigger that fires it.
Marketing and screening start the same week. You get a statement at every month end.
Who we manage for
A single condo suite is priced at the published rate and rarely moves. Several units held under one agreement are usually priced below it, often by half a point to a full point, because the recurring work per door falls as the portfolio grows.
Coordination load moves the rate more than the rent does. A newer condo generates far fewer work orders than an older multiplex with shared heating and a common entrance, so the property type matters more than the headline rent figure.
Owners living abroad, first-time landlords and investors buying a third unit all need different things from a manager. Start with what to ask before signing.
Owners ask
The questions that come up before anyone signs.
Our house has been managed by them for three years. Rent has arrived on the same day each month and the statements explain every dollar.
They screened four applicants, showed me the file on each, and recommended the second, not the first. That tenant is still there.
Maintenance calls go to them, not me, and I see the invoice with the markup printed next to it. That was the whole point.
The move-out inspection had photos from the move-in to compare against. The deposit question was settled in one email.
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Tell us the property type and the rent you expect. You get a written fee schedule and a rent estimate before anything is signed.
Range by phone · Written schedule before signing · Typical ranges, not quotes