Emergency Restoration & Repair Program
When something goes wrong at your rental, the first response is already part of your management — we identify the risk, get a contractor or specialist on site, take authorized steps to protect people and the property, and give you a preliminary Condition Assessment & Restoration Plan. If it grows into a full restoration, you choose how it’s run — and the cost is transparent either way.
★★★★★ 4.9 on Google · Licensed trades & paralegals, coordinated end to end · Headquartered in Windsor, serving Ontario since 2003
The First Response Is Already Covered
A burst pipe, a roof leak, water in a unit, fire or storm damage — reporting it should not feel like starting a second job. Receiving the report and getting the first response moving is part of the management you already pay for. One-off maintenance stays part of regular management too.
We Take the Report & Triage It
You tell us once. We identify the urgent risks, decide what has to happen now, and start coordinating — so nothing sits while you work out who to call.
First Inspection, Coordinated
We arrange the first contractor or specialist to attend and report their findings. That first inspection and its findings are included.
Authorized Urgent Protection
Within your management authority, we take urgent steps to protect people and the property — stopping active leaks or further damage and securing the unit.
What’s included vs. what you pay. The first response, the first contractor or specialist inspection, and your preliminary Condition Assessment & Restoration Plan are included in regular management. The contractor’s work and any materials are owner costs, exactly as they are for any repair. Ordinary one-off maintenance remains part of regular management — this program is about damage that turns into something bigger.
The Condition Assessment & Restoration Plan
Before anyone asks you to approve a restoration, you get a clear, honest picture of the situation — what we know, what we don’t yet, and what to do first. It’s written to be useful to you, and it can show an insurer or the municipality that action is already underway.
It is a preliminary assessment, not a guarantee of a hidden condition or of any outcome. Restoration often uncovers more once walls and floors are opened up — the plan says so plainly rather than pretending otherwise.
What the Plan Sets Out
- What was reported, what we observed, and what has been confirmed — kept clearly apart
- The urgent risks and what was done to protect people and the property
- Known uncertainties and concealed-condition caveats, stated up front
- A prioritized list of actions — what’s urgent, what’s next, what can wait
- Recommended next steps and the decision in front of you
- Documentation you can hand to an insurer or the municipality to show action is underway
Showing that action is underway is not a promise of compliance or of any particular result.
When a Repair Grows Into a Restoration, You Choose
Most problems end with the first fix. Some don’t — they turn into multi-trade, staged or invasive work, a vacant-unit rebuild, repeated follow-up, or weeks of coordination. That’s the moment this stops being ordinary maintenance, and it’s entirely your call how it’s run. Both options are fine with us — there’s no pressure either way.
Owner-Led — No Project Fee
We hand you the assessment and the initial contractor findings, and you run the restoration yourself.
- You hire, direct, schedule, supervise and review the contractor
- You approve and pay the contractor’s invoices
- You handle any poor workmanship, deficiencies, delays, disputes or claims directly
- OLH does not supervise, inspect, review, manage or step into the project or a contractor dispute
- OLH continues your regular management duties as normal
- No project-management fee.
Best if you have your own trades, the time, and want to run it hands-on.
Prefer to Run It Yourself? Tell UsOLH-Coordinated — 25% of Approved Contractor Project Costs
With a separately signed project authorization, OLH runs the defined restoration end to end and takes the coordination off your desk.
- Itemized quotes obtained, compared and recommended
- Scope, phases, trades, materials and schedule coordinated
- Budget and your approval limits tracked throughout
- Tenant notice and access coordinated where it applies
- Work documented and monitored against the approved scope
- Agreed updates with photos and videos
- Payment coordination and completion / closeout records
Fee: 25% of the approved contractor project costs, plus HST on OLH’s fee — for the authorized program work only, disclosed in writing before work begins.
Ask OLH to Coordinate the Program →Whichever you choose, urgent safety and property-protection work continues under your existing management agreement — protecting people and the property never waits on the decision.
Option A vs. Option B
The same assessment and the same included first response sit behind both. The difference is who runs the restoration from there.
| What happens | Option A — Owner-Led | Option B — OLH-Coordinated |
|---|---|---|
| Included first response & preliminary plan | Yes | Yes |
| Who hires & directs the contractor | You | OLH, under your authorization |
| Quotes obtained & compared | You | OLH |
| Scheduling, trades & tenant access | You | OLH |
| Supervision & progress updates | You | OLH — with photos & videos |
| Budget & approval-limit tracking | You | OLH |
| Deficiencies & contractor problems | You handle directly | OLH pursues directly; corrective trades if authorized |
| Documentation & closeout records | You | OLH |
| Urgent safety / property protection | Continues under management | Continues under management |
| Project coordination fee | None | 25% of approved contractor project costs + HST on the fee |
Each contractor remains responsible for their own technical work, licensing and workmanship under either option.
End-to-End Oversight, Not Just a Few Phone Calls
A complex restoration can eat hours a day — multiple trades, tenant access, materials, budget and constant back-and-forth. Option B is that whole job, run for you and accounted for.
Quotes, Organized & Compared
We obtain and organize itemized quotes, make sure trades price a comparable scope, and compare them line by line — then recommend, which isn’t always the cheapest.
Scope, Phases & Schedule
We coordinate the scope, the phases, the trades, the materials and the schedule, sequencing work so it actually gets finished — around tenants in place where that applies.
Budget & Approval Limits
We track the budget and your approval limits throughout, and surface the decisions you need to make before costs move past what you authorized.
Tenant Notice & Access
Where units are occupied, we coordinate lawful tenant notice, service-interruption warnings and access, keeping the work moving and disruption down.
Documented & Monitored
We document and monitor the work against the approved scope, with agreed updates to you — photos and videos — so you can see progress without being on site.
Payment, Completion & Closeout
We coordinate payment under the contract and authorization and compile completion and closeout records. Where OLH controls approval of a payment, we verify satisfactory completion against scope before approving release — actual payment and any holdback follow the contract and the law.
If a Contractor Doesn’t Deliver
Restoration goes wrong when a contractor under-performs and the owner is left chasing it alone. Under Option B, we pursue deficiencies directly and arrange corrective or replacement trades where authorized — including, where warranted, paralegal-supported correspondence, a demand or litigation letter.
Formal proceedings — serving or filing a claim — are outside the 25% coordination fee and need a separately approved engagement with a paralegal or lawyer and additional fees. We don’t promise a particular legal result. Under Option A, a contractor dispute is yours to handle.
You See the Contractor Price — and the Fee
Our coordination fee is stated plainly: 25% of the approved contractor project costs, plus HST on OLH’s fee, for the authorized program work only. You see the contractor’s pricing and OLH’s fee as two separate, visible lines — not one marked-up number.
It covers end-to-end oversight and accountable delivery — the quoting, the scheduling, the supervision, the documentation and the follow-through — not just a handful of calls.
How the Fee Works
- Applies only to authorized program work — never to routine maintenance
- Scope, fee basis, limits and approval requirements disclosed in writing before work begins
- The sample authorization applies the fee to approved contractor invoices for labour and contractor-supplied materials
- How other items are handled — separately purchased materials, permits, the contractor’s own HST, change orders — is set out in your project authorization
- Option A carries no project-management fee at all
Your signed project authorization governs the exact fee treatment for your restoration.
★★★★★ 4.9 Stars from Ontario Landlords
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★★★★★
"One of the most informative conversations I've had as a landlord. Straightforward, honest, and extremely helpful."
— Abid H., Local Guide
★★★★★
"Extremely responsive and they truly think on behalf of landlords. The process was structured and efficient."
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Damage at Your Rental? Start With the Plan.
Tell us what’s happening. We’ll triage it, get the first inspection moving, take authorized steps to protect the property, and give you a preliminary Condition Assessment & Restoration Plan. If it grows, you choose how it’s run — owner-led or OLH-coordinated.
Report Damage / Get the Plan 📞 (519) 258-3966Emergency Restoration & Repair — Frequently Asked Questions
What does OLH do when damage is first reported, and is it included?
How is this different from your Project Management service?
When does a repair become a restoration project?
What is Option A, owner-led?
What is Option B, OLH-coordinated, and how is it priced?
Does OLH handle disputes with a contractor?
What happens to urgent safety work while I decide?
Do you serve landlords outside Windsor?
Report Damage or Request Your Restoration Plan
Tell us what's happening at the property — what was damaged, when it started, and whether anyone is still in the unit. We'll triage it, get the first inspection moving, take authorized steps to protect the property, and prepare your preliminary Condition Assessment & Restoration Plan. No obligation.