What a property manager does for Ontario landlords
Owning a rental can feel like a second job: rent to track, repairs to arrange, tenants to answer. A property manager takes on that day-to-day work for you. Here's what that normally covers in Ontario, and what to ask before you hire one.
Collecting rent and keeping records
The manager collects rent on the schedule in the tenancy agreement, records each payment and follows up when one is late. Ontario's Residential Tenancies Act also requires landlords to give tenants a rent receipt, free of charge, when they ask for one. A good manager handles that as routine.
Being the tenants' point of contact
Tenants contact the manager with repair requests and questions instead of calling you. The manager responds, keeps a record of each request, and checks with you on anything that needs your decision.
Maintenance and repairs
Under the Residential Tenancies Act, landlords must keep a rental unit in a good state of repair and meet health, safety and maintenance standards. The manager arranges repairs, oversees the work and keeps the invoices. Ask how repairs are approved: most owners want to approve anything above an agreed amount.
Inspections
Move-in and move-out inspections record the condition of the unit, ideally with photos, so there's a fair record at the end of a tenancy. Routine inspections catch small problems before they get expensive.
To enter for an inspection, the landlord or manager generally must give the tenant at least 24 hours' written notice, stating the reason, and enter between 8 a.m. and 8 p.m. There are exceptions, such as emergencies or when the tenant agrees.
Getting the unit ready between tenants
When a tenancy ends, the unit needs cleaning, repairs and an appliance check before the next one starts. Doing this promptly keeps the property in good shape and gives the next tenancy a clean starting record.
Monthly statements
You should get a monthly statement showing rent received, expenses paid and the invoice behind each expense. It keeps your records clear and makes it easier to prepare your rental income for your tax return (form T776 for most individual owners).
Seasonal upkeep
Some jobs come round every year: testing smoke and carbon monoxide alarms, changing furnace filters, cleaning gutters and getting the property ready for winter. A manager schedules these so they don't get missed.
Questions to ask before you hire a manager
- What exactly does the monthly fee include, and what costs extra?
- How are repairs approved, and is there a spending limit?
- How do tenants reach you, and how do you keep me informed?
- What will my monthly statement show?
We handle rent collection, tenant communication, maintenance, in-house appliance repair, inspections, turnover, monthly statements and seasonal upkeep for rental owners across the GTA. Ask us for a quote.