Capital Project & Renovation Management for Ontario Rentals
One central point of coordination for the whole project — from the first inspection through completion, final reconciliation, and warranty follow-up. We define the scope, source and vet the trades, manage the quotes and budget, get your approval, run the site, and account for every dollar — especially on larger, multi-trade capital work and occupied buildings. Looking for a single unit’s physical renovation or ongoing building maintenance? Those have their own pages.
★★★★★ 4.9 on Google · Licensed trades, coordinated end to end · Serving Ontario since 2003
Capital Projects & Multi-Trade Work, Coordinated End to End
Where a job means several trades, a real budget, tenants in place, or planned capital work, you get one manager coordinating it — not a phone full of contractor numbers. Single repairs and unit turnovers are welcome too; larger and smaller jobs are managed the same disciplined way.
Capital Improvement Programs
Roofs, boilers, windows, mechanical, electrical and life-safety upgrades — planned capital work scoped, quoted, sequenced and documented, and eligible to support an Above-Guideline Increase where it qualifies.
Multi-Trade & Occupied-Building Projects
Larger jobs coordinating several trades at once, sequenced around tenants in place with lawful access and notice — the coordination that makes or breaks a project.
Emergency & Restoration
Active leaks, storm and water damage, and other urgent situations — immediate attendance to protect people and the property, with insurance documentation where it applies.
Trades We Coordinate
- General contractors & renovation crews
- Electricians & ESA-permitted work
- Plumbers & drain work
- HVAC technicians
- Roofers & restoration companies
- Painters, drywallers & flooring installers
- Structural / floor levelling & subfloor
- Landscapers, engineers & other specialists
If a job needs a trade that isn't listed, we source it. This is a sample, not the limit of what we manage. For ongoing upkeep across a building, see apartment building maintenance; for a single unit’s finishes, see multifamily renovation.
One Coordinated Process, Start to Finish
Every project runs through the same disciplined sequence — so the work is clearly defined, properly authorized, professionally completed, fully documented, and accurately reported.
Assessment & Scope
We inspect the property, document existing conditions with photos and measurements, flag any safety or urgent items, and develop a clear, detailed scope of work — the finishes, standards, disposal, access and completion expectations a contractor needs to quote accurately.
Sourcing & Vetting Trades
We identify qualified contractors, confirm availability, coordinate site visits, and check licensing, insurance, experience and references — selecting the right trade for each part of the work.
Quotations, Managed
We don't just forward prices. We make sure trades quote a comparable scope, review every quote for missing work, exclusions and taxes, compare them side by side, and recommend the most suitable contractor — not always the cheapest.
Budget & Your Approval
You receive an itemized budget — labour, materials, permits, disposal, contingency and HST — with our recommendation. No non-emergency work proceeds beyond the approved limit without your sign-off, and approvals are documented.
Scheduling & Tenant Coordination
We sequence the trades, arrange access, and — where units are occupied — handle lawful tenant notice, service-interruption warnings, and scheduling, keeping disruption to a minimum.
Supervision & Progress Reports
We monitor attendance, workmanship and progress with site visits and photo review, confirm the right materials are used, and keep you updated with status, photos and videos — surfacing any decision you need to make.
Changes & Cost Control
Hidden conditions are documented and quoted as change orders for your approval before proceeding. Spending is tracked against the budget throughout, invoices are reviewed line by line, and contractors are paid only for work inspected and found satisfactory.
Quality, Closeout & Warranty
Before sign-off we prepare a deficiency list and hold final approval until it's cleared. At completion you get a final reconciliation of budget vs. actual, collected warranties and records, and follow-up on any warranty issues afterward.
Our role is to represent your interests and make sure the approved work is completed properly, on time, and within the authorized budget.
We Find What’s Quietly Costing You Money
A cosmetic fix on top of a hidden problem is money wasted twice. On bigger jobs and building takeovers we start with a systematic inspection and a prioritized repair plan — stopping the leaks, literal and financial, before anything gets painted over.
Water & Moisture
Water intrusion, basement moisture, condensation, plumbing leaks and drainage issues — traced to the source and quoted for a real fix, not a patch.
Heating & Mechanical
Boiler settings, over-heating, distribution and mechanical inefficiency that quietly inflate utility bills — investigated and corrected before you overpay another month.
Repeat-Repair & Vendor Waste
The same repair done three times, work that was never documented, and vendors who don’t earn their invoice — surfaced so the spend actually fixes the problem.
A Baseline You Can Plan From
On a whole-building job we inspect and document the property — units (as permitted by law), basement, mechanical and boiler rooms, garage and parking, hallways, common areas and building systems — and hand you a baseline condition record with a prioritized repair plan. A clear picture of what needs doing, what it will cost, and what can wait.
The Approvals a Job Needs — Handled
Paperwork is where owner-run renovations stall or get red-tagged. We determine what a job requires and manage it, so the work is legal and inspection-ready.
- Building permits for structural & renovation work
- Electrical (ESA) & plumbing permits
- Engineering or professional inspections where required
- Rooming-house & lodging-house licensing
- Fire-safety requirements
- City permits — including street-parking permits for the crew
We deal with the city and the trades so you don't have to learn the permit system to get your property fixed.
Full Unit Renovation — Rebuilt From the Subfloor Up
One managed project, start to finish — a tired unit taken back to rent-ready. A good picture of what "we manage the whole thing" actually means.
Scope We Coordinated & Oversaw
- Floor levelling — removed existing materials, sistered the joists, laid a new subfloor
- Full kitchen removed and reinstalled, with new backsplash
- Bathroom drywall & tile reinstated; new vanity, mirror, faucet & plumbing hookup
- New drywall where needed; main-floor flooring throughout
- Entire home repainted — walls, ceilings, doors & windows — holes filled, mudded, taped, sanded
- Kitchen faucet, plumbing & drain hookup; light fixtures installed
- Stove, fridge, dishwasher & dryer installed and hooked up
- Back door reinstalled, front door secured, new handles & locks
- Blinds & curtains; baseboards installed and painted throughout
Run in phases — structural and subfloor first, finishes second — with the required city parking permits arranged for the crew, every trade coordinated by OLH from first demo to final walkthrough.
Plan Capital Work — Staged, Not All at Once
You don’t have to do a whole building at once. We plan and sequence larger capital work — roofs, boilers, windows and building systems — and as units turn over we coordinate each unit renovation on its own, so you spread the cost and modernize on a schedule.
Every empty unit is lost income. We shorten the gap between possession, renovation and the day rent starts again — the leasing side is handled through building lease-up. Taking over a struggling building? See distressed building stabilization.
- Assess each vacant or turning unit’s condition
- Set the renovation scope and get contractor pricing
- Coordinate the renovation end to end
- Spread capital work across units instead of all at once
- Bring units back to a rent-ready standard fast
- Plan larger capital work — roofs, boilers, windows, building systems
From a single turnover to a full building brought back to life — we manage distressed and value-add properties, not just turnkey ones.
What You Receive
Depending on the project, you get a complete, documented record — not just a finished job and a bill.
Before & During
- A clear description of the problem and recommended action
- A detailed scope of work
- Contractor quotations and a side-by-side comparison
- An itemized budget with HST and total
- Our contractor recommendation and approval requests
- Progress reports with photos, and schedule/delay updates
- Change-order requests and cost-to-date reporting
At Completion
- Final inspection and deficiency follow-up
- A final cost reconciliation — budget vs. actual, with any variance explained
- Invoice and payment documentation
- Collected warranties, manuals, permits & inspection records
- Recommended future maintenance or capital work
- A complete, organized project history you can keep
Quoted Per Project — You Approve Before Work Begins
Every job is different, so every job is priced on its own. No fixed rates, no surprises.
Priced by Scope & Size
The size and scope of the work determine the price — there is no one-size rate. You get an itemized budget specific to your project.
Materials at Cost
Materials are purchased and coordinated on your behalf and billed at cost, so you always see what they actually were.
Approve & Reconcile
Nothing non-urgent proceeds past the approved limit without your sign-off, and you get a final reconciliation of budget against actual cost.
Because the price depends on what your specific job needs, the next step is a quick conversation and a look at the property — then a written quote.
★★★★★ 4.9 Stars from Ontario Landlords
112+ verified Google reviews from real Ontario landlords.
★★★★★
"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."
— Rajon M.
★★★★★
"They made complex LTB issues easy to understand and gave us a sensible solution with no strings attached."
— Alex B.
Have a Project to Get Done?
One repair, a full renovation, planned capital work, or an emergency — tell us about it. We'll inspect the property, handle the permits and the trades, manage the budget and the site, and account for every dollar. Managed end to end, with progress updates the whole way.
Request a Project Quote 📞 (519) 258-3966Project Management — Frequently Asked Questions
How is this different from your renovation and maintenance services?
What kinds of projects do you manage?
What does the project management service actually cover?
Do you handle permits and lodging-house licensing?
How is a project priced?
Who does the work, and do you just forward me their price?
What if hidden damage turns up once work starts?
Do you handle emergencies?
Request a Project Quote
Tell us about the project — the property, roughly what needs doing, and your timeline. One repair, a full renovation, capital work, or an emergency. We'll take a look, handle the permits and trades, manage the budget and the site, and prepare a written quote. No obligation.