Hiring a property manager means your property is showcased (in it’s best light) to an audience of suitable tenants. Our photography style and personable team make your property stand out in the rental market.

We advertise your property on Calgary’s top rental search sites, feature it within our website and match it against our extensive tenant database.

The search for your tenants start with one-on-one showings. This is followed by interviews and screening processes, including income verification as well as confidential reference and credit checks for short-listed applicants.

While we screen tenant applications thoroughly, you ultimately decide on whether to move ahead with our applicant recommendations.

The lease consists of the Alberta Residential Tenancy Agreement, as well as the Empire 81 properties Addendum, which sets out additional lease terms such as tenant insurance, pet policy (if applicable) and restrictions on smoking and subletting. Typically, the lease begins as a one-year term and then renews on a month-to-month basis, unless both parties agree to renew for another one-year period.

The lease is secured with a deposit equal to half month’s rent. An additional half of a one month’s rent is collected for a pet damage deposit (if applicable).

At the move-in process, the tenant receives a welcome package, including information on elevator bookings, utilities, and strata bylaws. And of course, we’re always available to answer any questions that arise.

During inspection, we record the condition of the property based on the AB Conditions Inspection Report. This record is used for comparison to regularly scheduled inspections and the final move-out inspection.

Once funds clear, we deposit the net rental income into your account, minus any property expenses such as repairs, fobs, insurance, and our management fees.

In general, rent can be increased only once in a 12-month period, with a three month’s written notice, and is subject to the standard allowable rent increase set by AB Government regulations and the Residential Tenancy Act.

A tenant must provide at least one month’s notice to end tenancy. If a tenant leave prior to the end of their fixed term, they remain responsible for the remaining rent of the lease term, to the extent that we cannot re-rent the property at the same rate.

An owner may also initiate the end of tenancy if he/she or a close family member seeks to live in the property. In this situation, the tenant is entitled to two month’s notice, one month’s rent as compensation, and he/she can move out anytime after providing 10 day’s notice.

During the move-out inspection, we ensure the property is thoroughly clean, and compare it with the original record of condition from the move-in inspection. Security deposits are returned within 15 days after the move-out, net of any repairs or cleaning costs incurred.

Proper maintenance and repair work ensures your tenant is safe and comfortable and protects your property from more costly troubles in the future.

Your approval is required before we proceed with any repair expense, except in emergency situations. We solve minor maintenance issues ourselves to minimize your costs. Should a property require a qualified repairs technician, we rely on our network of specialists that we trust on quality and cost.

All repair work is documented with photographs and receipts, and we do not earn commissions or referral benefits from any third-party work that we arrange.

As your authorized agent, we monitor strata issues on your behalf, including special levies, alleged bylaw infractions, and strata insurance updates.

Landlord and tenant insurance policies mitigate risk and we track and communicate the required coverages to you and your insurance broker. We recommend your policy include coverages for third party liability, personal property, betterments and improvements and loss of rental income.

Importantly, landlord insurance must be updated promptly to account for the recent trend of rising strata insurance deductibles.

We also require your tenant to obtain and email a copy of their tenant insurance policy to us, prior to the move-in inspection.

Proper maintenance and repair work ensures your tenant is safe and comfortable and protects your property from more costly