Fees typically depend on the size of the property, number of tenants, and lease structure. As a general guideline, commercial management fees often fall around 5%, but every property is different. After a brief review, we provide a clear proposal outlining scope, responsibilities, and pricing — so you have full clarity from the outset.

In most commercial leases, renewal options are strictly time-sensitive. If the notice window lapses, the right can expire — leaving both parties to renegotiate from scratch or triggering a holdover on unfavourable terms. We track every option date and send notices well in advance so deadlines are never missed.

We track all operating costs throughout the year against each tenant's lease provisions, then prepare annual reconciliations comparing estimated recoveries to actual expenses. Tenants are invoiced or credited accordingly, and we handle any disputes. Clean records mean no surprises at year-end.

Yes. During transition we review every active lease, create abstracts where they don't exist, identify outstanding obligations or missed provisions, and establish a clean lease calendar from day one. This often surfaces overlooked rent steps or unreconciled CAM charges with real financial value.

Our target is same-day response for standard inquiries and within two hours for urgent operational issues. Tenants receive a direct contact and a clear process for reaching us — no call centres, no automated queues. Response time is one of the most common complaints tenants have about property management, and it's one of the easiest things to get right with the right structure.

We approach disputes professionally and document everything from the first contact. For payment issues we follow a structured escalation: reminder, formal notice, and — if necessary — referral to legal counsel with a full documentation package already prepared. We act as a buffer between owner and tenant throughout, protecting the owner's legal position while keeping the relationship as professional as possible.

Yes. We manage the full transition — move-in inspections with documented condition reports, key and access handover, utility transfer coordination, tenant onboarding with building protocols, and move-out inspections against the original condition record. Clean move-out documentation protects the owner's right to claim against the security deposit if warranted.

We maintain a 24/7 response line for genuine emergencies. We have after-hours trade relationships across Greater Vancouver and a defined escalation protocol. Owners are notified immediately for issues requiring a decision; others we resolve and report after the fact.

No. Contractor costs pass through at cost. You see the actual invoices.

Retail, office, light industrial, warehouse, commercial strata, and mixed-use buildings across Greater Vancouver. Each type has different priorities — we adapt our schedule and vendor network accordingly.

Owner statement showing all income and expenses for the period; income and expense summary; rent roll showing each tenant's current rent, lease status, and outstanding balance; aged receivables for arrears; and a bank reconciliation. For CAM properties, a running year-to-date operating cost summary against the recovery budget.

We compile all actual operating costs, allocate them per each tenant's lease formula, compare to estimated payments collected, and prepare reconciliation statements for each tenant. Tenants who underpaid receive an invoice; those who overpaid receive a credit. We handle all tenant correspondence and maintain full documentation in case of dispute.

Yes. We produce itemized expense records, trust account statements, and year-end reconciliations in formats straightforward for any accountant. We communicate directly with your accountant at tax time to ensure they have everything they need.

Budget control starts with scope definition. A vague scope produces variable bids and change orders that inflate costs unpredictably. We define the work in sufficient detail before going to tender so that bids are comparable and contractors are accountable to a clear standard. We require multiple quotes on all significant work, review them with the owner before committing, and track costs against the approved budget. Change orders require owner approval before any additional work proceeds.

Yes. We coordinate permit applications with the relevant municipality, liaise with the contractor to ensure work meets permit conditions, and track inspection milestones. Greater Vancouver municipalities vary in processing times — we factor this into project scheduling so permit delays don't catch anyone off guard. We ensure all trades carry appropriate licensing and insurance.

In most cases we prefer to work with properties already under our management, as the operational context — vendor relationships, building knowledge, tenant communications — makes project management significantly more effective. If you have a specific capital project on a self-managed property, reach out and we can give you an honest read on whether a project-only engagement makes sense.

Timelines depend on the size of the property, number of tenants, and existing lease structure. Most transitions are completed within 30–60 days, with careful coordination to ensure continuity for tenants and operations.

Yes. We focus on working with landlords who own individual properties or small-to-medium portfolios and value direct, responsive management.