Condo Property Management in Ontario — Flat Fee, Never a Percentage of Your Rent
This is rental management for the person who owns the unit — not condominium corporation management, not the board’s common elements. If you carry a mortgage, condo fees and property tax on a condo you lease out, one month of unpaid rent can erase a year of cash flow. OLH manages the tenancy, the rent, the condo corporation paperwork and the Landlord and Tenant Board file — for a flat $139/month, whether your rent is $1,900 or $3,400.
★★★★★ 4.9 on Google (112 reviews) · 31,000+ Ontario landlords · 84,000+ LTB orders on file · 23+ years, since 2003
Your Margin Is Thinner Than a House Landlord’s — and Two People Get Paid Before You Do
A condo investor carries a mortgage payment, monthly condo fees, and property tax before a single dollar reaches them. The lender and the condominium corporation both get paid on schedule whether or not your tenant does. That is what makes a non-paying condo tenant so much more expensive than the rent they owe.
The Mortgage Doesn’t Pause
Your lender takes the payment on the first regardless of whether rent arrived. A missed month is not lost profit — it is money out of your own account to cover someone else’s tenancy.
Condo Fees Don’t Pause Either
Common expense contributions keep coming monthly, and falling behind on them is its own problem with the corporation. Two fixed obligations, one variable income stream.
60–90 Days Is the Realistic Clock
A typical non-payment eviction runs roughly 60–90 days depending on LTB scheduling. Owners who wait a month before filing an N4 are effectively choosing a longer, more expensive outcome.
Percentage Fees Punish High Rent
A manager charging 12% of a $2,800 condo rent bills $336 every month — about $4,000 a year — for the same work. OLH Full-Service is a flat $139/month. Same service, priced on the unit, not on your rent.
Most Condo Landlords Are Accidental
You moved, kept the condo, and now you are running a tenancy from your phone between meetings. That works right up until it doesn’t — and the day it doesn’t is a legal deadline, not an inconvenience.
Vacancy Costs More Than the Rent
An empty condo still bills you fees, tax and interest every month. Typical OLH placement runs 7–14 days, because a fast, well-screened tenant is worth more than a high-priced slow one.
One tenant who stops paying can consume an entire year of a condo’s net cash flow. Everything below is built around not letting that happen — and ending it fast if it does. See all plans and pricing →
Unit Owner Rental Management — Not Condominium Corporation Management
These are two completely different businesses that share a word. Here is exactly which one OLH is.
What OLH Does — Your Unit, Your Tenant
- Marketing, showings and screening for your condo unit
- Ontario Standard Lease drafted and e-signed digitally
- Rent collection, deposits and a live owner ledger
- Maintenance inside your unit, with photo/video verification
- N4, N5 and every other notice — prepared properly
- LTB applications, hearings and enforcement
- Coordination with your condominium corporation on your behalf
What OLH Does Not Do — The Corporation’s Side
- Managing a condominium corporation or condo board
- Reserve fund studies, budgets or common expense collection
- Common elements, amenities, lobby or grounds management
- Issuing status certificates (that’s the corporation’s manager)
- Board meetings, AGMs or corporation-level governance
If you are a board director looking for a condo management firm for the building itself, we are not that company — and we will tell you so on the first call rather than waste your time.
Condo Rules and the Residential Tenancies Act Both Apply to You
A condo tenancy sits under the Residential Tenancies Act like any other — and, at the same time, under the condominium corporation’s declaration, by-laws and rules under the Condominium Act. As the unit owner, you are the one the corporation looks to when your tenant breaks a rule. Every corporation is different, so we read yours rather than assume. General information below, not legal advice for a specific building.
Declaration & Rules Flow Through to the Tenant
The declaration, by-laws and rules bind the unit owner and, through the lease, the tenant. We attach and reference them properly so the obligations are actually enforceable against the tenant instead of landing back on you.
Tenant Information Filings
Many corporations require the owner to give the tenant a copy of the rules and to file a tenant-information form when a unit is leased. We handle that paperwork at move-in, on renewal, and again at turnover.
Elevator & Move-In Bookings
Move-in and move-out elevator slots, service entrance access, deposits and time windows are a classic friction point. We book them, confirm them, and coordinate the tenant around them.
Parking, Lockers & Fobs
Parking spot and locker assignments, fob and key programming, visitor parking rules and registration — documented in the lease and tracked in your owner portal instead of living in a text thread.
Status Certificate Requests
When a lender, buyer or your own accountant needs a status certificate, we request it from the corporation’s manager and get it into your document file.
Short-Term Rental Restrictions
Many corporations restrict or prohibit short-term rentals and minimum lease terms. We check the restrictions in your building before marketing and lease accordingly, so the corporation never has a complaint to make.
Compliance letters, rule complaints and chargebacks from the corporation get handled by us — with licensed Ontario paralegals in-house if a rule breach ever needs to become an N5 or an LTB application.
A Single Condo Is Exactly the One-Unit Case — So You Pay the Base Price
Every OLH plan is priced per property, flat, monthly — never a percentage of rent. One condo unit is the simplest version of that: no per-unit add-ons, no sliding scale, no fee increase when your rent goes up at renewal.
Full-Service — $139/month. Hands-off management: tenant communication, maintenance coordination, turnovers, statements and an annual virtual inspection included.
Legal Guarantee — $199/month. Everything in Full-Service plus a licensed Ontario paralegal representing you at all LTB hearings with zero representation fees. Government disbursements such as the $186 LTB filing fee are extra, and a $150 file review applies if an eviction is already underway.
REALTOR.ca Listing — $29/month. Add a listing on tap to any plan and your vacant condo goes on the MLS® and REALTOR.ca through our own brokerage — unlimited turnovers, no $549 flat fee. How it works →
Own more than one unit in the same property? Additional units are added at a reduced rate, and buildings of four or more units are custom-quoted individually — book a call for your exact number.
Compare All Plans & Pricing →Flat Fee vs. Percentage — On a Real Condo Rent
- A percentage manager at 12% of $2,800 rent bills roughly $336/month
- OLH Full-Service on the same condo is a flat $139/month
- Your fee does not climb when the rent climbs at renewal
- No percentage skim on a downtown one-bedroom just because it rents high
- Annual virtual inspection included on Full-Service and Legal Guarantee
- In-person inspections available at $99 when you want boots in the unit
- Optional Rent Guarantee: $1,250/year, covers up to 3 months of rent on rents up to $3,000/month
- Add a REALTOR.ca listing for $29/month as a management client — one active listing at a time, unlimited turnovers
Placement is separate and equally transparent: DIY flat fee from $549, or full-service Realtor placement at one month’s rent. Tenant placement details →
A Vacant Condo Is the Second Most Expensive Thing You Can Own
Condos compete against dozens of near-identical units in the same tower. Speed and screening quality decide whether you get a 12-month problem or a 12-month non-event. Typical OLH placement runs 7–14 days.
Listed Like a Sale
We are licensed Realtors, so your unit goes out on MLS® and REALTOR.ca with real photography — not a free classified with four phone pictures.
Equifax Screening In-House
Full Equifax credit file, income and employment verification, ID validation and landlord references — run on our own platform. How screening works →
84,000+ LTB Order Check
Every applicant is cross-referenced against the largest private database of Ontario LTB arrears and eviction orders. A past eviction is very hard to hide from us.
Standard Lease, E-Signed
The Ontario Standard Lease prepared correctly, with condo rules and building requirements built in, signed digitally before keys move.
Tenant Placement from $549 → All Property Management Services
Run Your Condo From Your Phone Without Actually Running It
OLH is the only Ontario property management company that is also a real estate firm with its own software platform — licensed Realtors, licensed Ontario paralegals, and LandlordEzy, the system we wrote ourselves. Accidental landlords living two cities away get the full picture without a single phone call.
Live Rent Ledger & Statements
An owner portal showing exactly what was charged, what was paid and what is owed — plus statements you can hand straight to your accountant at tax time.
Maintenance With Photo/Video Proof
Every request, quote and completed repair inside your unit is logged with photo and video verification. You approve from your phone and keep the evidence forever.
Digital Ontario Standard Lease
Leases, renewals and notices drafted and e-signed in-platform — no printing, no scanning, no chasing a signature across a building lobby.
Equifax Rent Reporting
Rent payments reported monthly to Equifax Canada. Good tenants build credit; late payers feel it. About rent reporting →
Ask Ezy AI Assistant
Ezy AI answers Ontario landlord questions against real legislation and real order history — so you are never guessing about a notice at 11pm.
84,000+ LTB Order Database
The largest private database of Ontario LTB orders, wired directly into screening and case strategy. See the full platform →
The Legal Guarantee Plan Exists for the Month Rent Doesn’t Arrive
On a condo, non-payment is not a slow leak — it is the whole year’s profit draining while the mortgage and condo fees keep clearing. The response has to start on the day the rent is late, not the week you finally get around to it.
At $199/month, the Legal Guarantee plan puts a licensed Ontario paralegal at all of your LTB hearings with zero representation fees. Notices, applications, evidence, hearing attendance and enforcement are handled in-house by the same company that screened the tenant and holds the ledger. Government disbursements like the $186 LTB filing fee are extra, and a $150 file review applies if an eviction is already in progress when you come to us.
Most non-payment matters resolve in roughly 60–90 days depending on LTB scheduling. Owners who file properly on day one land at the short end of that range.
How the Legal Guarantee Works →Condo Situations We Handle Every Week
- Rent stops arriving and the mortgage is due in nine days
- Repeated condo rule breaches — noise, balcony, pets, smoking
- Unauthorized occupants or an unapproved sublet in the unit
- Short-term rental listings that violate the corporation’s rules
- Damage inside the unit, with photo evidence assembled for the LTB
- Chargebacks and compliance letters from the corporation
- An owner moving abroad who needs the tenancy fully off their plate
Add Rent Guarantee at $1,250/year for up to 3 months of rent coverage on rents up to $3,000/month — a common fit for condo owners with no slack in the budget.
Managing Condo Rentals Across Ontario
Downtown one-bedrooms, suburban condo townhouses, and pre-construction units that just hit occupancy — we manage the tenancy from wherever you happen to live now.
Toronto Mississauga Ottawa Hamilton
Just took occupancy of a pre-construction unit? The interim occupancy period is the worst possible time to be improvising a tenancy — occupancy fees are running, the building is still filling, and every move-in slot is spoken for. That is a good week to hand it over.
Condo Property Management — Frequently Asked Questions
Do you manage condominium corporations or condo boards?
How much does condo property management cost in Ontario?
Who handles the condo corporation’s rules, status certificate and elevator bookings?
Does the Residential Tenancies Act or the Condominium Act govern my condo tenancy?
I moved and kept my condo. Can you take it over mid-tenancy?
What if my tenant stops paying rent?
How fast will you rent my condo, and what does placement cost?
Do you inspect the unit, and does my tenant’s rent get reported to Equifax?
Hand Over the Condo, Keep the Cash Flow
Licensed Realtors, licensed Ontario paralegals, and our own software — one flat monthly fee, no percentage of your rent. Tell us the building and the situation, and we will tell you exactly what it costs.
📅 Book a Free Condo Owner Call 📞 (519) 258-3966 — Call or TextBook Your Free Landlord Consultation
Tell us about your property or tenant situation. A licensed paralegal property manager will reach out — usually same-day. 100% free, no obligation.