Rental property repairs and turnovers in York Region
One number your tenants can call, repairs quoted and invoiced back to you, and turnovers done in the window between leases. For landlords with one condo and for property managers running a few hundred doors.
Give your tenants a number that is not yours
The thing most small landlords actually want to buy is not repairs, it is not being phoned at 11 pm about a running toilet. Tenants call us directly. We triage what it is, attend if it needs attending, and you find out about it through a notification rather than through your evening being interrupted.
You set a spend threshold up front. Below it we just fix the thing and bill you. Above it, you get a call with the options before anything is committed. Most owners set that somewhere that lets routine faults clear without a conversation.
Turnovers, done inside the gap
The window between one tenancy ending and the next starting is where the money is won or lost, because every extra day empty is rent you do not get back. A turnover package usually means: patch and paint, clean up the flooring or replace it, deal with whatever the outgoing tenant broke, replace tired fixtures, rekey the locks and hand it back ready to photograph.
Tell us the date the keys come back and the date the new tenant moves in, and we will tell you honestly whether the scope fits the gap or whether you need to choose between scope and turnaround.
Documentation that settles deposit disputes
Damage arguments are much shorter when there is dated photographic evidence and an itemised repair invoice describing exactly what was done and why. We photograph condition on arrival for turnover work as standard and itemise the invoice so the damage line is separable from the general refresh line.
What we do not do is advise you on what you may lawfully deduct or how to handle a tenancy dispute. That is a matter for the Landlord and Tenant Board process and, if you need it, proper legal advice. We supply the evidence, you and your advisers decide what to do with it.
Short-term and furnished rentals
Short-term rentals across York Region and Toronto break differently from long-term ones: more wear in less time, more cosmetic damage, and a much shorter window to fix anything because the next guest is arriving on Friday. We handle same-week fixes, furniture assembly and replacement, lock and keypad issues, and the recurring cosmetic touch-ups that keep listings photographing well.
Note that municipal short-term rental rules differ by town across the GTA and registration is required in some of them. That is on you as the operator to comply with, and worth checking before you scale up.
Questions we get asked
Can my tenants call you directly?
Yes, and most owners set it up that way. We triage the call, attend if it warrants attending, and keep you informed. You set a spend threshold in advance: below it we fix and bill, above it you get a call before anything is committed.
How quickly can you turn a unit around between tenancies?
It depends on scope and on what the outgoing tenant left behind. Tell us the key dates when you call and we will tell you honestly whether the work fits the gap. If it does not, we will show you what to cut to hit the date, rather than promising and overrunning.
Do you handle emergencies at rental properties out of hours?
Yes, around the clock. Emergency attendance at rentals is a large part of what we do, especially water escape and lock-outs. We make the property safe first and contact you before committing to any spend beyond the agreed limit.
Can you invoice monthly across several properties?
Yes. Consolidated monthly invoicing itemised by property is standard for owners and managers with more than one unit, and we can split it by address or cost centre to match how you do your books.
Do you provide photos and documentation for damage claims?
Yes. We photograph condition on arrival for turnover work and itemise invoices so damage is separable from general refresh. We supply the evidence, but we do not advise on what you can lawfully deduct or represent you in a tenancy dispute.
Related work we do
One number for your tenants. One invoice for you.
Tell us how many doors you run and how you want approvals handled, and we will set it up. Free consultation.