Service Area
Vancouver, Downtown Vancouver, North Vancouver, Burnaby, Richmond, New Westminster, Port Moody, Coquitlam
Type of Property We Accept
We do not manage split level house, basement suite, furnished rental, multi-unit property, or room rental in a property.
Properties must be well-maintained and professionally cleaned.
For furnished rental, we can refer you to our sister company Vancouver Luxury Rental.
- Unfurnished Whole Condo / Apartment
- Unfurnished Whole Townhouse
- Unfurnished Whole House
- Unfurnished Whole Laneway House
Tenant Placement Service Includes
- Specialized in residential long-term rental, 1 year minimum.
- Free evaluation and market analysis research.
- Advertisement.
- Photography and video taken by the Property Manager.
- Schedule showings.
- Tenant full background and credit checking.
- Full move-in inspection report.
- Collecting rent and damage deposit.
- Specialized tenancy agreement with liquidated damages clause and additional occupant clause.
- All tenants placed by us carry tenancy insurance.
- No fees until the tenant has been placed successfully.
Management Service
- Coordinate repairs.
- Routine inspections up to 2 times a year with photo report.
- Move-in and move-out inspections.
- Communicate with tenants for rental matters.
- Collect rent with pre-authorized debit method.
- Send appropriate notices for rent increases, 10 day notices, and evictions.
- Monthly and annual statement.
- Non-resident tax collection for CRA and NR4 form for tax report, with an additional fee.
- Optional NR6 application for owner, with an additional fee.
- Coordinate strata mails and communicate with tenants for strata fines.
- Collect utility bills from tenants.
- Coordinate insurance claims.
Fees
UNFURNISHED ONLY. We do not take furnished rental.
GST will be added to all fees charged.
- Full Property Management Fees: first month leasing fee is equal to the greater of $1500 or 50% of 1st monthly rent, plus GST. Management fee is the greater of $150 or 7% monthly rent, plus GST.
- Leasing Service Fee / Tenant Placement Fee: leasing fee is equal to the greater of $1500 or 1st monthly rent. GST is applicable. Monthly advertising fee $60 is included.
- Non-Resident Fees: NR4 annual processing fee is $150 for each individual on title. NR6 is $300 for each individual on title. GST is applicable.
Other Property Management Fees
- Float Fund: refundable $500 deposit for strata condo and townhouses, and $1000 deposit for house and duplexes, held from the 1st month rent for emergency repairs or strata fee outstanding payment.
- Tenancy Renewal Fee: 25% of 1st month rent on the 2nd year if owner and tenant renew another fixed term tenancy.
- Project Coordination Fee: $750 if owner requires repair or renovation coordination before the property is rented in the 1st year and it takes more than 1 hour of Property Manager time.
- Management Between Tenants: minimum property management fee still applies if the unit sits empty between tenants because management work continues.
- Key Copying / Fob Ordering Fee: owner must provide minimum 3 sets of keys. If additional fobs or keys are required, $25 admin fee applies on top of key and fob fees.
- Mail Pick Up Fee: owner must redirect personal mail. Additional mail pick up trip is $50 per trip.
- Bank Fee: if Property Manager prepays owner expenses and bank fee is incurred, owner reimburses the fee.
Service Termination / Cancellation Terms
Tenant Leasing Service Only contract is an exclusive 6 months contract.
Property Management Agreement is a minimum 1 year contract.
GST will be added to all fees charged.
- Tenant Leasing Service Only: if no tenant has been placed and owner cancels within 6 months, $1000 + GST and monthly flat-rate advertising fee of $60 + GST apply.
- Property Management Agreement: if no tenant has been placed and owner cancels within 6 months, $1000 + GST applies. After 6 months, if the property is still vacant, cancellation is free.
- If tenant has been placed and owner cancels management service within 1 year, 1/2 month rent applies as termination fee.
- If tenant vacates after one year and owner gives 1 month notice to take back the unit, there is no termination fee. Minimum $150 + GST applies the following month to process the security deposit.
- If tenant stays after one year and owner terminates management service to transfer everything into owner's name, $500 termination fee applies.
- If tenant vacates after one year, owner did not provide termination notice, and we have advertised or conducted showings, $500 termination fee applies.
- If the property is sold while under tenant turnover period or month-to-month rental, $500 + GST termination fee applies.