Question 1

What Does a Property Manager Do?

Accepted Answer

A property manager handles the day-to-day operation of a rental property on behalf of the owner — including marketing and leasing units, screening and placing tenants, collecting rent, coordinating maintenance and repairs, handling tenant communication, preparing monthly financial statements, and managing compliance with Ontario's Residential Tenancies Act and Landlord and Tenant Board processes.

Question 2

How Much Does Property Management Cost?

Accepted Answer

Ontario property management fees generally range from 6% to 10% of collected rent for full-service management, plus a leasing fee (often half to one full month's rent) when a new tenant is placed. Some managers add mark-ups on maintenance invoices; others (like Atkinson Property Group) pass trade costs through at cost. The right comparison isn't headline fee — it's total cost, transparency, and quality of service.

Question 3

How Are Tenants Screened?

Accepted Answer

Professional tenant screening in Ontario includes an Equifax credit report and score, employment verification (letter plus phone call), references from past landlords, photo ID review, and a written application. The Ontario Human Rights Code prohibits screening on protected grounds (race, family status, disability, source of lawful income, etc.), so criteria must be objective and applied consistently to every applicant.

Question 4

Do Property Managers Handle Repairs?

Accepted Answer

Yes. Full-service property managers coordinate all maintenance and repairs — from routine service to emergency response. Typically the owner sets a spend threshold (commonly around $500) above which the manager must get pre-approval; below that threshold, the manager acts and reports. Reputable managers pass trade invoices through at cost without mark-ups, and provide itemized invoices in monthly financial statements.

Question 5

Can I Approve Repairs Before They Happen?

Accepted Answer

Yes. Owners set the spend threshold at which the property manager must get pre-approval for repairs. A common threshold is $500 — below that, the manager acts to keep the property in good condition; above that, the manager quotes and waits for owner approval. True emergencies (active water leaks, no heat in winter, etc.) are handled immediately with post-event notification, because the alternative is more damage.

Question 6

What Happens If Rent Isn't Paid?

Accepted Answer

When rent isn't paid in Ontario, the standard process is: (1) a courtesy reminder to the tenant, (2) service of an N4 Notice to End a Tenancy for Non-Payment of Rent, giving the tenant 14 days to pay or move out, (3) if arrears aren't paid, filing an L1 application with the Landlord and Tenant Board, (4) an LTB hearing (often several months out due to backlogs), and (5) if an eviction order is granted, sheriff enforcement. Timelines currently run 4-8+ months depending on LTB scheduling.

Question 7

What Happens If a Tenant Damages My Property?

Accepted Answer

Ontario law distinguishes between normal wear and tear (landlord's cost) and damage caused by the tenant or their guests (recoverable from the tenant). Recovery happens through an L2 application to the Landlord and Tenant Board, and success depends heavily on documentation — a signed, photo-based move-in inspection compared against move-out condition. Ontario doesn't permit damage deposits (only last-month rent), so recovery is post-facto through the LTB.

Question 8

Do I Need Landlord Insurance?

Accepted Answer

Yes. A standard homeowner policy typically doesn't cover a tenant-occupied property, and many will actually void coverage if they discover the property is rented. Landlord insurance (sometimes called dwelling or rental property insurance) covers the building, loss of rental income, and landlord liability. Tenants should carry their own contents and liability policy — many landlords make it a lease requirement.

Question 9

Can You Manage Vacation Rentals?

Accepted Answer

Yes. We manage vacation and short-term rentals along Ontario's Lake Erie shoreline. Services include cleaning and turnover coordination, guest communication, key handling, property monitoring, and compliance with municipal short-term rental rules in Norfolk County, Haldimand County, and Niagara Region. Fees for STR management are typically higher than long-term due to turnover intensity.

Frequently Asked Questions.