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multi family building management
Blog, CMHC MLI Select

Multi-Family Building Management Made Simple

Blog, CMHC MLI Select /

Multi-Family Building Management Made Simple Managing a multi-family building is nothing like renting out a single house. You have dozens of tenants, shared walls, common areas, and complex maintenance schedules. As a property management company in Calgary, Green Casa handles these challenges daily. Understanding property management responsibilities for multi-family buildings can save you from costly mistakes and stressful surprises. Today, you and I will walk through the real day to day duties. By the end, you will know exactly what goes into keeping a large building running smoothly and why professional help makes all the difference. Tenant Relations and Conflict Resolution One of the biggest property management responsibilities is keeping the peace between neighbors. In a multi-family building, tenants share walls, parking, laundry rooms, and outdoor spaces. Noise complaints are common. Someone plays loud music at 2 AM. Another person parks in a reserved spot. A third tenant leaves garbage in the hallway. You, as the manager, must handle each issue calmly and consistently. I always start by listening to both sides without judgment. Then I refer to the lease agreement and building rules. A written warning often solves the problem. For repeat issues, you may need to issue a formal notice or even start eviction proceedings. The key is fairness. Favoring one tenant over another will destroy trust. This property management responsibility alone takes up more time than most owners expect. Maintenance Coordination and Emergency Response Multi-family buildings have shared systems that single family homes do not. You have a central boiler for heat, a shared roof, hallways, elevators, and fire alarms. Property management responsibilities include scheduling preventive maintenance for these systems. Change HVAC filters every three months. Test fire alarms monthly. Inspect the roof twice a year. But the real test comes during emergencies. Imagine a pipe bursts on the third floor at midnight. Water is flooding down to the ground floor. You need to call an emergency plumber, shut off the water, notify all affected tenants, and arrange for water damage restoration. If you hesitate, the damage multiplies. As a property management company in Calgary, we have a 24/7 emergency response team. Owners who try to manage this themselves often miss the critical first hour and pay thousands more in repairs. Financial Management and Rent Collection Money matters are at the core of property management responsibilities. You must collect rent from every unit on time. In a multi-family building with twenty units, that means tracking twenty different payment dates and methods. Some tenants pay by cheque, some by e-transfer, some by automatic withdrawal. You also handle security deposits according to Alberta law. Late payments require follow up calls and late fees. If a tenant falls two months behind, you must start the eviction process. On the expense side, you pay the building utilities, garbage collection, landscaping, snow removal, and repair bills. You also maintain a reserve fund for major replacements like a new roof or elevator. I prepare monthly financial statements for the building owner showing every dollar in and out. Without this property management responsibility, owners often lose track of profitability and miss tax deductions. Legal Compliance and Safety Inspections Multi-family buildings face more regulations than single family rentals. Property management responsibilities include ensuring your building meets Alberta fire codes, building codes, and health standards. You need working smoke detectors in every unit and common hallway. Fire extinguishers must be inspected annually. Emergency lighting and exit signs must be functional. You also comply with the Residential Tenancies Act for every lease, every notice, and every eviction. If you serve an eviction notice incorrectly, the court will dismiss it, and you start over. I have seen self managing owners lose months of rent because they used the wrong form. Additionally, you must handle lead paint disclosures, mold remediation protocols, and accessibility requirements. A professional property management company in Calgary stays current on all these laws so you do not have to. Vendor Management and Contract Negotiation You cannot fix everything yourself. Property management responsibilities include hiring and supervising vendors like plumbers, electricians, roofers, landscapers, and cleaning crews. For a multi-family building, you need reliable contractors who can respond quickly. I maintain a list of vetted vendors with competitive rates. When a boiler fails in January, I have a heating company on site within two hours. When the parking lot needs repaving, I get three quotes and present them to the owner. Good vendor relationships save money over time. Contractors give priority to managers who pay on time and provide steady work. I also negotiate annual service contracts for snow removal and landscaping. These contracts lock in prices and prevent seasonal price gouging. This property management responsibility is invisible when done well but catastrophic when ignored. Marketing and Lease Administration Keeping your building full is an ongoing job. Property management responsibilities include marketing vacant units, showing them to prospective tenants, and screening applicants. For multi-family buildings, you need a steady stream of leads. I list units on multiple websites, use professional photography, and write compelling descriptions. When an application comes in, I run credit checks, verify employment, call previous landlords, and check the eviction database. A bad tenant in a multi-family building affects everyone. After approving a tenant, I prepare a lease that complies with Alberta law and explains building specific rules about parking, garbage, and quiet hours. I also handle lease renewals and rent increases according to legal notice periods. Owners who skip professional screening often end up with evictions, unpaid rent, and damaged units. How Green Casa Handles These Property Management Responsibilities At Green Casa, we have developed systems for every property management responsibility listed above. Our tenant portal allows residents to pay rent online, submit maintenance requests, and access building documents 24/7. Our emergency line is staffed by real people, not robots. We conduct annual building inspections to catch small issues before they become expensive repairs. We also provide owners with monthly dashboard reports showing occupancy, rent collection, maintenance costs, and reserve fund balances. 10

Property Maintenance Tips
Blog, Property Management Services

7 Property Maintenance Tips That Save You Thousands in Renovations

Blog, Property Management Services /

You own a home or a rental property. You want to avoid expensive surprises. The best renovation is the one you never need because you maintained things properly. As a property management professional I have seen small problems become 10,000 dollar disasters. Today I will share my property maintenance and renovation tips to protect your investment. You and I will walk through seven habits that save thousands in property maintenance. These property maintenance tips work whether you live in the home or rent it to tenants. Tip One Clean Your Gutters Twice a Year Let me start with the overlooked property maintenance task. Clogged gutters cause water to overflow, which damages your foundation, siding and landscaping. In cases ice dams form in winter pushing water under your shingles and into your attic. That leads to mold rot and ceiling collapses. I recommend cleaning your gutters every spring and fall. If you have trees nearby do it three times per year. This costs you an afternoon or 150 dollars for a professional. Ignoring it can cost 5,000 to 20,000 dollars in foundation repairs. This is one of those property maintenance tips that sounds small but delivers returns in property maintenance. Tip Two Change Your Furnace Filter Every Three Months A dirty furnace filter makes your HVAC system work harder. That increases your energy bills by 15 percent or more. It also strains the blower motor leading to failure. A new furnace costs 4,000 to 8,000 dollars. A box of quality filters costs 50 dollars for a year supply. Set a calendar reminder to change the filter on the day of each season. I also recommend having your furnace serviced annually by a technician. They will clean the burners check for carbon monoxide leaks and extend the life of your unit. This is one of the property maintenance tips to follow yet most homeowners forget about property maintenance. Tip Three Seal Windows and Doors Before Winter Drafty windows and doors waste heat and money. A simple. Caulking job costs under 50 dollars and takes an afternoon.. The savings add up quickly. You can reduce your heating bill by 10 to 20 percent. Importantly you prevent moisture from seeping into wall cavities, which causes mold and wood rot. I also recommend checking your insulation. If you have than 12 inches add more. Insulation is cheap compared to the cost of repairing ice dam damage. These property maintenance tips pay for themselves in one winter of property maintenance. Tip Four Inspect Your Roof Annually Your roof is your home line of defense. Walk around your house each spring. Look for missing curled or cracked shingles. Also check for granule loss in your gutters. Those granules mean your shingles are aging. A small repair of replacing a shingles costs 200 to 500 dollars. Ignoring a leak can lead to water damage in your ceilings, walls and insulation. That repair easily exceeds 5,000 dollars. If you are uncomfortable on a ladder hire a roofer for an inspection. Many will do it for hoping to earn future business. This is one of the renovation tips that prevents the need for a roof replacement in property maintenance. Tip Five Test Your Sump Pump and Backwater Valve If you have a basement you need working drainage. Test your sump pump every spring by pouring a bucket of water into the pit. The pump should. Drain the water within seconds. Also check the battery if you have one. A failed sump pump during a rain can flood your basement with sewage contaminated water. That renovation costs 10,000 to 30,000 dollars plus trauma. Similarly have a plumber inspect your valve to ensure it closes properly. These property maintenance tips are easy to ignore until disaster strikes in property maintenance. Tip Six Keep Your Appliances Clean and Serviced Your refrigerator, dishwasher, washing machine and dryer all need care. Clean the refrigerator coils twice a year to keep the compressor from burning out. Run a dishwasher cleaner through a cycle monthly to prevent clogs. Clean the dryer lint trap after every load. Have the dryer vent professionally cleaned every two years. Lint buildup is a leading cause of house fires. Also check washing machine hoses for bulges or cracks. Replace them every five years with steel braided hoses. A burst hose can flood your home in minutes. These simple property maintenance tips extend appliance life by years in property maintenance. Tip Seven Plan for Major Renovations with a Replacement Fund Here is a renovation tip that saves you from shock. Create a bank account for home repairs and major replacements. Each month deposit 1 to 2 percent of your home value. For a 400,000 dollar home that is 4,000 to 8,000 dollars per year or 330 to 660 dollars monthly. This fund will cover your roof, furnace, water heater or appliance replacement without debt. I have seen many homeowners borrow at high interest rates because they did not plan for property maintenance. Treat this fund like a bill. Pay it every month. When a renovation is needed you will have cash ready for property maintenance. Bonus Tip Work with a Property Management Company If you own a property consider hiring a professional property management company. They handle all maintenance scheduling, vet contractors. Ensure repairs are done correctly. They also conduct inspections to catch small problems early. What seems like an expense becomes a savings because you avoid emergency repairs and tenant turnover. I have used property management for years. Never regretted it. Their network of trusted tradespeople often costs less than calling companies from Google for property maintenance. Conclusion You now have seven property maintenance tips that save thousands in renovations. Clean gutters, change filters, seal drafts inspect roofs, test sump pumps, service appliances and build a replacement fund for property maintenance. These habits take time but prevent catastrophic costs in property maintenance. Your home is likely your asset. Treat it with care, for property maintenance. Start today by setting a reminder 10

50 percent rule
Blog, Real Estate

50% Rule in Real Estate: Why Ignoring It Costs You Thousands

Blog, Real Estate /

The 50 percent rule in estate is really important. If you ignore it you will lose a lot of money. I know this because I have seen it happen to my friends. They thought they had a deal but they did not think about all the hidden costs. The 50 percent rule in estate helps you remember to include all these costs in your budget. I want to tell you about my rental property. I bought a house for 200,000 dollars. The rent was 1,800 dollars per month. My mortgage was 1,000 dollars. I thought I would make 800 dollars every month. I did not know about the 50 percent rule in real estate. After six months the furnace broke. That cost me 3,500 dollars. Then the tenant moved out. The house was empty for two months. That cost me 3,600 dollars in rent. The property taxes also went up by 600 dollars per year. By the end of the year I had made almost no profit. If I had used the 50 percent rule in estate I would have known to expect 900 dollars in expenses. This would have left me with 900 dollars for my mortgage and profit. My mortgage was 1,000 dollars so I would have lost money every month. Vacancy is a problem for investors.  Many people think that their property will always be rented.. The average rental property in Canada is empty 5 to 10 percent of the time. This means that for every 12 months you might only get 11 months of rent. The 50 percent rule in estate includes vacancy in the expenses. If you ignore vacancy you are planning for your property always to be rented.. This never happens. I have seen investors buy a property. Then the tenant leaves. They cannot pay their mortgage for two months. They go into debt. Sell the property quickly. Do not let this happen to you. Use the 50 percent rule in estate. Maintenance and repairs can add up quickly.  You might be able to fix things yourself. Big repairs will happen to everyone. A new roof can cost 10,000 to 20,000 dollars. A new heating and cooling system can cost 5,000 to 8,000 dollars. A new hot water tank can cost 1,500 dollars. Over ten years these costs can be 5 to 10 percent of your rent. The 50 percent rule in estate includes these costs. If you ignore them you will be surprised when you have to pay for a roof. I think it is an idea to have a separate bank account for repairs. Every month put 10 percent of the rent into this account. Managing a property takes time and money. You might think that you can manage the property yourself and save money.. Your time is worth money. Every time you get a call about a problem every hour you spend finding a tenant, every trip to the property these all take time. The 50 percent rule in estate assumes that you will hire a professional manager. If you manage the property yourself you can lower your expenses to 40 or 45 percent. Do not think that your time is free. I used to manage three properties myself. I spent 15 hours per week on landlord tasks. This time could have been spent on my business or with my family. Now I pay a property manager. Use the 50 percent rule in real estate. I want to tell you about a property I looked recently. It was a triplex in a sized city. The rent was 3,600 dollars per month. The asking price was 450,000 dollars. The seller gave me a list of expenses. It only included taxes, insurance and water. It did not include maintenance, vacancy or big repairs. The 50 percent rule in estate said that the expenses would be 1,800 dollars. The mortgage would be 1,700 dollars. This would have left 100 dollars per month for profit. If the property was empty for one month or if I had to pay for a repair I would have lost money. I did not buy the property. Six months later the new owner had to pay a 6,000 dollar assessment. The 50 percent rule in estate would have helped them avoid this problem. New investors are the most at risk.  They are optimistic. Want to believe in a deal. They find a property that seems to make money. They ignore the 50 percent rule in real estate. They think that their property is different that their tenants are better or that their market is growing.. Then reality sets in. I have worked with new investors. The ones who succeed are the ones who use the 50 percent rule in estate from the start. The ones who fail are the ones who think they are smarter than everyone. Do not be that person. Use the 50 percent rule in estate. It will not make you rich quickly. It will help you avoid losing money. How to Build a Safety Buffer Beyond the 50% Rule Once you understand the 50 percent rule in estate you can take it further. I think it is an idea to add a 10 percent buffer on top of the 50 percent. So of 50 percent for expenses you would budget 60 percent. This extra buffer can help you cover costs, like a big increase in insurance or a longer than usual vacancy. If you can still make money with 60 percent expenses you have a safe deal. If you only break with 50 percent expenses you are one small problem away from losing money. The 50 percent rule in estate is just the start. Build in some margin and you will sleep better at night. Conclusion Ignoring the 50 percent rule in estate can cost you a lot of money. You now know the cost of skipping this simple guideline. Use it on every deal before you make an offer. Respect the 50 percent 10

How to Set Up an LLC
Blog, Property Management Services

How to Set Up an LLC for Rental Property in 6 Simple Steps

Blog, Property Management Services /

So you have decided to get serious about your investments. That is a move. The next step is to build a wall around your assets. Learning how to set up an LLC for property might sound scary but it is actually pretty easy. As a property management company in Calgary Green Casa has helped investors with this process. Today you and I are going to go through it step by step. No confusing language, no forms. Just a friendly guide to help you get protected. By the time we finish you will have a plan and the confidence to do it. Step One: Choose the Right State for Your LLC A lot of people think you have to form your LLC in the state where your rental property is located. That is not true. You can form an LLC anywhere. If the property is in a different state you will need to register as a foreign LLC there too. That means paperwork and more fees. Some popular states for forming LLCs are Delaware, Wyoming and Nevada because they have fees and strong privacy laws. For most small investors it is better to keep it simple. Just form the LLC in the state as your property. You will avoid hassle. Talk to a business attorney for a few minutes. They can tell you if setting up an LLC for property in your home state or somewhere else makes more sense for you. Step Two: Name Your LLC and File the Paperwork Your LLC name has to be unique. You cannot use a name that another business in your state already has. The name must end with LLC, L.L.C. Or Limited Liability Company. Do not use words like bank or insurance unless you have licenses. Once you have a name you file a document called the Articles of Organization with your state business agency. In states that is the Secretary of State website. You will need to provide your LLC name, your business address, the name of a registered agent and the names of the owners. The filing fee is usually between 50 and 500 dollars. You can file online. Get approved in a few days. This is the moment when you officially start setting up an LLC for property. It feels good right? Step Three: Write an Operating Agreement Some states do not require an Operating Agreement. You should write one anyway. Think of it as the rulebook for your LLC. It says who owns what percentage, how profits and losses are shared how voting works what happens if someone wants to leave and what happens if an owner passes away. Even if you are the owner you still need an Operating Agreement. Why? Because it proves that you treat your LLC as a separate entity. If you ever get sued the Operating Agreement helps show a judge that you followed the rules. That makes it much harder for someone to pierce your veil. You can find templates online or have a lawyer draft one for a small fee. Either way do not skip this step. Step Four: Get an EIN. Open a Business Bank Account An EIN is an Employer Identification Number from the IRS. It is like a security number for your LLC. You need it to open a bank account file taxes and hire anyone. Getting an EIN is free. Takes about ten minutes on the IRS website. You get the number instantly. Then take your EIN, your Articles of Organization and your Operating Agreement to a bank. Open a business checking account for your LLC. Never put income into your personal account. Never pay your bills from your LLC account. Mixing funds is the way to lose your liability protection. A separate bank account is one of the important parts of setting up an LLC for rental property correctly. Do not skip this. Step Five: Transfer Your Property Deed into the LLC Name This is the step and it is a big one. You need to transfer ownership of your property from your personal name to your LLC. You do this by preparing and recording a deed. The common types are quitclaim deeds or warranty deeds. You list the owner as the grantor and your LLC as the grantee. Then you file the deed with the county recorder where the property is located. The recording fee is usually 25 to 100 dollars.. Here is the catch. If you have a mortgage on the property transferring the deed might trigger an on sale clause. That means your lender could demand repayment immediately. In reality most lenders do not enforce this long as you keep making payments. Still check your loan documents. Some investors wait until they refinance to make the transfer. Talk to your lender or a real estate lawyer before you do this. Step Six: Maintain Your LLC Like a Pro You have successfully set up an LLC for property. Congratulations.. The work does not end there. You must maintain your LLC every year. File your report with the state and pay the required fee. Keep your business bank account separate from accounts. Hold a meeting even if you are the only member and write down the minutes. Update your Operating Agreement if anything changes. Renew your registered agent service if you use one.. Most importantly make sure every lease, every contract and every receipt is in the LLC name. If you do these things every year your LLC will stay strong and your personal assets will stay protected. What Landlords Cannot Deduct No Matter What There are things that landlords cannot charge you for even if you caused the issue if the item had already lived its full life. Carpet usually lasts 8 to 10 years. Paint lasts 3 to 5 years. Appliances 10 to 15 years. If a carpet is 12 years old when you move out its value is zero. The landlord cannot charge you for stains because they would have needed to 10

Rental Property
Blog, Alberta Tenancy Law

5 Signs You Need Help Managing Your Rental Property

Blog, Alberta Tenancy Law /

You have a property in Calgary, maybe a condo in the Beltline or a townhouse in the Northwest. At first, taking care of it was not a deal. Now you are getting calls in the middle of the night about clogged toilets and tenants who pay rent when they feel like it. You might be thinking it is time to get some help. As a company that helps people manage their properties in Calgary Green Casa sees this kind of thing every day. Today I want to share with you five signs that you need help managing your rental property. We will go over the stress, the money and the time you could save. Sign One You Live Away From Your Rental Property When you live far away from your rental property it can be really tough to take care of it. If you live in another city or even another neighborhood in Calgary small problems can become headaches. For example a tenant calls you about a faucet that is leaking. You cannot just drive over to check it out. You have to call a plumber and hope they are honest. The plumber might charge you 500 dollars for a job that should only cost 200 dollars. Meanwhile the tenant is getting frustrated because it is taking long to fix the problem. When you finally visit the property months later you might find out that there is damage that you did not know about. A company that helps manage properties in Calgary can solve this problem. We have people who work for us locally who can check on the property every week. We have plumbers and other workers who we trust and who charge prices. We get back to tenants within hours, not days. If you live than 30 minutes away from your rental property it is already hard for you to take care of it. Sign Two You Have Tenants Who Do Not Stay Long Good tenants stay for a time. Bad tenants leave after a months. If you are always advertising your property showing it to strangers and signing leases something is wrong. When tenants leave all the time it costs you money because the property is empty and you have to clean and fix things. It also wears you out emotionally. Often the problem is not the tenants it is that you are not checking them out properly before you rent to them. A company that helps manage properties in Calgary checks peoples credit makes sure they have a job and talks to their old landlords. We also know what to do if a tenant stops paying rent. At Green Casa our tenants usually stay for than three years. We reduce the number of times tenants leave by fixing problems and treating them with respect. If you have had to sign a lease every year for the past three years you need help. Sign Three You Do Not Understand Alberta Rental Laws The laws about renting properties in Alberta are complicated. Did you know that you cannot enter a property without telling the tenant 24 hours ahead of time unless it is an emergency? Did you know that you have to give the tenant their security deposit within ten days of them giving you their new address? If you do not follow these rules a tenant can take you to court. You might have to pay them money. I have seen landlords lose thousands of dollars because they did not follow the rules. A company that helps manage properties in Calgary knows these laws inside and out. We know all the forms and timelines. We stay up to date on any changes. For example the rules about raising rent and evicting tenants have changed recently. Do not risk losing money because you do not know the laws. Hire a professional who has insurance in case they make a mistake. Sign Four You Are Not Making Money on Your Rental Property This is the important thing. You bought a property to make money.. After you pay the mortgage, property taxes, insurance and maintenance you might not be making any money. Maybe you are not charging rent because you do not know what other similar properties are renting for. Maybe you are spending much money on repairs because you do not have a plan to prevent problems. Maybe your property is empty for long because you are not advertising it well. A company that helps manage properties in Calgary can fix all these problems. We do research to figure out how rent you should be charging. We have relationships with workers who can fix things at a price. We advertise your property on websites to reduce the time it is empty. At Green Casa we often raise the rent by 10 to 15 percent for our clients while keeping the tenants happy. Sign Five You Are Stressed Out. Burned Out Being a landlord can be a second job. Every phone call, every text message, every time a tenant’s angry it all takes a toll on you. You might start avoiding your phone on the weekends. You might feel anxious every time a tenant messages you. You might even argue with your partner about the property. That stress is not worth it. Your health and your relationships are more important than the hundred dollars you save by managing the property yourself. A company that helps manage properties in Calgary can take all that stress away. We handle everything. You get a statement every month. The rent is deposited directly into your bank account. You never have to talk to the tenants unless you want to. You can go on vacation without worrying about emergencies. I have seen owners cry with relief after they hired us. That is not an exaggeration. What a Rental Property Management Company Does You might be wondering what you get for the monthly fee, which is usually 8 to 12 percent of the rent. Here 10

Condominium vs Apartment
Blog, Condo Management

Condominium vs Apartment: Which One Saves You Money Long Term

Blog, Condo Management /

You are looking for a new place to live in Calgary and you keep seeing two words: condominium and apartment. They might seem similar. They are actually very different. Understanding the difference between condominium and apartment can save you a lot of money over time. As a company that helps people with properties in Calgary Green Casa helps people who rent and people who own navigate this choice every day. Today I will explain the financial differences between condominium and apartment. You will learn which option puts money back in your pocket and which one is more predictable. What Is the Real Difference Between Apartment and Condo Let me start with the basics. An apartment is a place to live in a building that one person or company owns. You pay rent every month. The person who owns the building takes care of everything. A condominium or condo is a place to live that someone owns by themselves. Even if you rent a condo you are renting from the person who owns it not from a company. So the difference between apartment and condo comes down to who owns the place. Apartments are built for renting. Condos are homes that people own inside a building with homes. When you compare condominium and apartment you are really comparing two ways of doing things. One way is where one person owns everything. The other way is where many people own their homes in the same building. How Monthly Costs Differ Between Condominium and Apartment When you rent an apartment your monthly rent usually includes everything. Includes some utilities like water and heat. The person who owns the building decides how rent to charge based on how much it costs to take care of the building. When you rent a condo you pay rent to the person who owns it. You might also have to pay extra fees. Many condo owners pass on the condo fees to you. Include them in the rent. However condos often have utility costs because each home has its own meters. You might have to pay for your electricity, heat and even water. When comparing condominium and apartment apartments often give you predictable monthly costs. Condos might offer lower base rent because owners are competing with each other. I have seen people save 200 dollars per month on a condo rent compared to an apartment only to pay 150 dollars more in utilities and parking. Always ask for a breakdown of the costs. Repairs: Who Pays for What This is a big deal. In an apartment building you call the person who owns the building or the property manager when something breaks. They fix it at no cost to you. Your refrigerator stops working? They replace it. Your toilet is always running? They call a plumber. In a condo rental the owner is responsible for fixing things inside your home. However some condo owners are slow to respond or try to cut corners. The condo corporation takes care of the areas like hallways, elevators and the roof. If your washing machine breaks the owner pays. When comparing condominium and apartment apartments give you peace of mind. You never get a surprise bill for a repair. At Green Casa we take care of both types of properties. We always tell people who rent that apartments are less stressful for maintenance. Condos can have nicer features and newer appliances. Amenities and Lifestyle Which One Feels More Like Home Apartments often have amenities like a laundry room parking lot and maybe a small gym. Condos tend to have amenities like a fitness center, party room, rooftop terrace, concierge and underground heated parking. However you pay for those amenities through your rent. The choice between condominium and apartment depends on your lifestyle. Do you actually use a gym or pool? If yes a condo might be worth the cost. If you never use amenities an apartment saves you money. Also condos often have rules. Many condos have rules about pets, noise and what kind of barbecue you can have. Apartments tend to be more relaxed. As a company that helps with properties in Calgary we have seen people love condo living for the aspect. Others prefer the simplicity of an apartment building. Rental Rules and Flexibility: Apartment vs Condo Apartments are run by management companies. Leases are standard renewals are predictable. Rent increases follow the rules of the province. Condos are run by owners. Some are landlords but many are regular people renting out their property. This means condo rental rules can be very different. One owner might allow pets and flexible payment dates. Another might demand -dated cheques and no guests after 10 PM. When looking at the difference between apartment and condo for flexibility apartments win for consistency. Condos win for negotiation. You can sometimes talk a condo owner into rent, free parking or a shorter lease. You cannot negotiate with an apartment corporation. I always advise people to read the condo rules before signing a lease for a condo. These rules can restrict things you never expected. Resale Value and Investment Potential for Owners This section is for people who are thinking about buying a home. Apartments are rarely sold as units. You typically cannot buy one unit in an apartment building because the whole building is owned by one company. Condos are designed for ownership. So if you want to become a homeowner a condo is a place to start. Over time condos in Calgary have increased in value at an average of 3 to 5 percent per year. Apartments as properties are bought and sold as entire buildings, which is a different investment game. In the condominium vs apartment discussion for buyers condos win easily. You can start by renting a condo to test the building then buy a unit when one becomes available. Many of our renters at Green Casa have done that. Which One Is Better for Families and Pets Families need space, storage 10

Wear and tear
Blog, Property Management Services

Why Understanding Normal Wear and Tear Matters in Property Management

Blog, Property Management Services /

Moving out of a home is really stressful. You clean every surface fix every hole and still worry about getting your deposit. Will your landlord keep your money because of that spot on the carpet? As a property management company in Calgary Green Casa sees this fear all the time. The secret to feeling better is understanding what is considered wear and tear in rental properties. Today we are going to go through this. I will show you what normal aging looks like what is not acceptable and how to protect your money. By the end you will feel calm and confident. What Normal Wear and Tear Really Means Let me explain this in terms. Normal wear and tear is the natural aging that happens when someone lives in a home. It is not about being careless or abusive. It is life. For example paint that fades because of the sun is wear and tear. A big hole in the wall is damage. Carpet that gets a flat where you walk is normal wear and tear. Burn marks from an iron are damage. The definition of wear and tear matters because it decides what your landlord can take from your security deposit. In Alberta landlords cannot charge you for aging. They can only charge for damage that goes beyond use. At Green Casa we follow this rule carefully because we want things to be fair for everyone. Examples of Fair Wear and Tear You Can See Let me give you some examples of fair wear and tear so you can picture it in your own home. On walls small nail holes from hanging pictures are fine. Small scuffs that wipe off with a cloth are fine. On floors carpet that looks a little flat near the couch or in the hallway is normal. Hardwood floors might have scratches from walking and that is okay. On appliances rubber seals around the fridge door might get hard over time. Oven racks might change color from heat. On countertops old laminate might have stains even after cleaning. On windows blinds might look faded from years of sunshine. These examples show that landlords expect some signs of life. You should never be punished for living in a home. Where You Cross the Line into Real Damage Now let us talk about the side. When does normal. Tear turn into damage that you can be charged for? Big holes in walls from moving furniture or from anger are damage. Carpet stains from wine, pet accidents or paint are damage. Broken windows, cracked tiles missing cabinet doors and burned countertops are all damage. Much dirt, mold or trash also count as damage. I once managed a property where a tenant left mattresses in the backyard. That is not. Tear. That is neglect. Knowing where the line is protects you as a tenant. Helps landlords be reasonable. At Green Casa we use one question: Would this problem exist if the tenant had been careful? If yes it is probably damage. How Long You Lived There Changes the Rules Time changes things. The definition of wear and tear shifts depending on how many years you lived in that home. A tenant who stays for one year should leave the place looking the same as when they moved in with only small signs of life. A tenant who stays for five years will naturally cause aging. Paint that lasts five years probably needs to be repainted. Carpet that is rated for five years will show wear. Appliances that are ten years old might break down no matter how nicely you treated them. Landlords cannot charge you for aging that would have happened even if you were perfect. For example if a carpet was already ten years old when you moved in its useful life is over. The landlord cannot charge you for stains because that carpet had no value left. This is a protection that most tenants do not know about. Your Move In Inspection Is Your Protection Your strongest protection starts on day one before you even bring in your first box. Do a walkthrough with your landlord or property management company in Calgary. Go through every room together. Test every light switch, every faucet and every appliance. Write down every scratch, stain and scuff on the move in report. Take photos and videos with time stamps. Save them to the cloud, not your phone. This document becomes your proof of what was there. Without it a landlord could blame you for damage that existed before you arrived. At Green Casa we give every tenant an inspection form with photo attachments. We also encourage you to add your notes. A thorough move in inspection makes it easy to apply the definition of wear and tear when you move out because you have clear evidence of where things started. How to Track Wear and Tear During Your Tenancy Please do not wait until moving day to think about this. Throughout the time you live there keep a log. Write down any cracks, leaks or issues. Report maintenance problems in writing away. If something breaks from use tell your landlord immediately. That way they can fix it before it becomes a problem. Also take photos once a year to show the aging. If you ever end up in a dispute over your deposit this documentation is very helpful. The Residential Tenancy Dispute Resolution Service in Alberta loves evidence. A landlord with no photos and no inspection report will struggle to prove anything. A tenant with photos and a signed move in report will almost always win. Knowing the rules and having documentation gives you peace of mind. What Landlords Cannot Deduct No Matter What There are things that landlords cannot charge you for even if you caused the issue if the item had already lived its full life. Carpet usually lasts 8 to 10 years. Paint lasts 3 to 5 years. Appliances 10 to 15 years. If a carpet 10

Renting With Pets
Blog, Alberta Tenancy Law

Renting With Pets in Calgary : Your Rights and Responsibilities

Blog, Alberta Tenancy Law /

You have found an apartment. It is bright, affordable and close to work. You also have a furry best friend. Will the landlord say yes? Renting with pets in Calgary can feel like a challenge.As a property management company in Calgary Green Casa has helped thousands of owners find welcoming homes. Today I want to share everything you need to know about renting with pets. You and I will cover your rights what landlords can ask for and how to be a responsible pet owner. By the end you will feel confident finding a home for both you and your four-legged family member. What Does the Law Say About Renting With Pets in Alberta? The truth is Alberta does not have a province law that gives you the automatic right to have a pet in a rental.Landlords can legally include a no-pets clause in your lease. If you sign that lease you cannot bring a pet without permission.However many landlords are becoming more pet-friendly because they know pet owners often stay longer and take care of the home. Some cities, including Calgary have considered friendly bylaws but nothing forces a landlord to accept animals. So renting with pets requires you to be proactive, honest and responsible.The good news is that rental properties than ever welcome pets. What Can a Landlord Ask For When You Have a Pet? When you find a friendly rental your landlord may ask for a few things. 1. A pet deposit: In Alberta a landlord can ask for a pet deposit but the total of your security deposit plus pet deposit cannot exceed one months rent. For example if your rent is $1,500 the total deposits cannot exceed $1,500. 2. They may ask for a resume: This is a document with your pets age, breed, weight, vaccination records and references from past landlords. 3. They may ask for proof of spaying or neutering. 4. They may require you to carry renter insurance that includes liability. As a property management company in Calgary we recommend being fully transparent. A landlord who discovers a hidden pet can evict you. Which Calgary Neighborhoods Are Most Pet Friendly? Not all neighborhoods are equal when it comes to renting with pets.Communities with dog parks walking paths and green spaces are ideal. In Calgary some of the pet-friendly areas include Hillhurst, Sunnyside and Kensington near the Bow River pathways. In the southeast McKenzie Towne and Seton have off-leash areas. In the northwest Rocky Ridge and Tuscany offer access to the large off-leash park at 12 Mile Coulee. In the southwest Killarney and Glamorgan have parks but a welcoming vibe. When you search for rentals look for listings that explicitly say pet-friendly.Even if a listing says no pets it never hurts to ask. Some landlords make exceptions for behaved older pets. How to Be a Renter With a Pet Renting with pets comes with extra duties. I want to help you succeed. First, always clean up after your pet. This includes the yard and common areas. Second, prevent noise. Barking dogs can disturb neighbors. Lead to complaints. Third, protect the property from damage. Trim your dogs nails to avoid scratched floors.Use litter mats under your cats box. Wash pet bedding regularly to avoid odors. Fourth, treat for fleas and ticks year-round. An infestation can spread to neighboring units. Cost you thousands. Fifth, never leave your pet alone for than eight hours without a check-in. A bored pet may chew doors or carpets. Following these tips makes you a dream tenant and landlords will happily renew your lease. What Is a Pet Resume and Why You Need One A pet resume sounds funny. It works wonders. I have seen tenants get approved for no-pet buildings simply because they presented a pet resume. What should you include? A recent photo of your pet. Their name, age, breed, and weight. Proof of vaccinations and spay/neuter. A letter from your previous landlord confirming no pet-related damage. A note from your veterinarian stating your pet is healthy and well-behaved. Also include any training certificates like Canine Good Neighbor. When you apply for a rental attach this resume to your application. It shows the landlord that you’re responsible and that renting with pets is not a risk for them. Pet Fees: What Is Legal in Alberta Let me clear up confusion about money. In Alberta a landlord can charge a deposit. This is separate from your security deposit but subject to the one-month rent cap. So if your rent is $1,200 your security deposit plus pet deposit together cannot exceed $1,200. Some landlords charge a refundable pet fee. This is generally not allowed under the Residential Tenancies Act. All deposits must be refundable if there is no damage. A landlord can also charge a pet rent, usually $25 to $50 per pet. This is legal because it is considered rent, not a deposit. Always read your lease carefully. If you see a refundable pet fee ask for it to be changed to a refundable deposit. What Happens If You Sneak a Pet Into a No-Pet Building I strongly advise against this. If you sign a lease that says no pets and you bring one anyway your landlord can give you a notice to end the tenancy. In Alberta the notice period for a material breach like a pet is usually 14 days. You could be evicted. You would also lose your security deposit if the pet caused any damage. Worse, you would have an eviction on your record making it very hard to rent elsewhere. Of sneaking, have an honest conversation. Offer to pay a pet deposit. Provide references from landlords. Many landlords will say yes if you ask nicely and show responsibility. Renting with pets is possible without deception. How Green Casa Welcomes Pet Owners At Green Casa we believe that pets are family. Many of our team members have dogs and cats themselves. We work with landlords to encourage friendly policies. For properties that allow pets we help set deposit 10

Penalty for Breaking a Lease
Blog, Property Management Services

Penalty for Breaking a Lease in British Columbia: What Every Renter Must Know

Blog, Property Management Services /

Life is full of surprises. Some of these surprises are not good. You might get a job in another city and have to move.. Maybe there is a family emergency and you have to leave. Sometimes relationships end and you do not want to stay in your rental. If you are renting in British Columbia and you need to leave you are probably worried about the penalty for breaking a lease. I work for a property management company. I have seen a lot of renters make expensive mistakes. Today I want to explain the rules in British Columbia to you in a way. By the end of this you will know what to expect and how to save your money. You will also know when you can leave without paying anything. What Is the Penalty for Breaking a Lease in BC? There is a lot of confusion about this. The penalty for breaking a lease in British Columbia is not a fixed amount. If you break your lease early you have to pay rent until your landlord finds a tenant or until your lease ends.. Your landlord has to try to find a new tenant. They cannot just sit back. Take your money. This is called mitigating damages. So the penalty for breaking a lease could be little as one months rent if the place rents quickly.. It could be several months if it takes a long time to find a new tenant. I have met a lot of renters who thought they had to pay every penny of the remaining lease. That is seldom true. The penalty for breaking a lease in British Columbia is based on the rent until the landlord finds a new tenant. The Landlord Duty to Mitigate Damages This rule is important. When you break your lease your landlord has to look for a tenant. They have to post ads show the unit and accept an applicant. If your landlord does nothing you may not owe anything beyond the date when they could have found someone. I always tell renters to keep notes and records. What date did they list the unit? How showings did they do? This evidence can save you a lot of money. The landlords duty to mitigate damages is your protection against penalties. Liquidated Damages Clauses Are Often Illegal Some landlords put a clause in the lease that says you have to pay a fixed fee if you leave early. In British Columbia these clauses are usually not legal. The only time they might be legal is if your landlord can prove that the fixed amount is an estimate of their losses. For residential leases a flat penalty for breaking a lease is generally not allowed. You do not have to pay it. I have seen landlords try to bully tenants with these clauses.. Once you know the law you can stand up for yourself. Knowing the law is power. Ways to Break a Lease Without Penalty in BC You can break a lease. Pay nothing. There are ways to do this. If your landlord agrees in writing to end the lease early, there is no penalty. If the unit becomes unsafe or uninhabitable due to repairs not being done, you may be able to end the lease without penalty. If you are a victim of family violence or long term care need, BC law allows early termination with proper notice. If the landlord gives you a notice to end tenancy for landlord use, you can leave earlier without penalty. If you assign your lease to another person with the landlord approval, you walk away clean. These ways to break a lease without penalty are legal and effective. I will cover them in more detail in our second blog. How to Calculate What You Might Owe Let me give you an example. Imagine you break a one year lease with six months left. Your monthly rent is 2,000 dollars. Your landlord finds a tenant after two months. What do you owe? You owe two months rent, which’s 4,000 dollars plus the landlords actual advertising costs. That is it. You do not owe the remaining four months because the new tenant is paying now. Your landlord also has to return your security deposit minus any deductions. So the penalty for breaking a lease in this situation is about 4,200 dollars, not 12,000 dollars. Understanding this math can save you a lot of money. What Happens If You Just Leave Without Notice? Please do not do this. If you simply pack up and leave without telling your landlord you still owe rent until the lease ends. Until they find a new tenant. Your landlord can also keep your security deposit. They can take you to the Residential Tenancy Branch. Get a formal order against you. This order can show up on your credit report. Make it harder to rent another home. A simple conversation with your landlord can change everything. Most landlords are reasonable. If you explain your situation they might work with you. The penalty for breaking a lease in British Columbia can be avoided if you communicate with your landlord. How a Property Management Company Handles Lease Breaks At Green Casa we deal with lease breaks all the time. Our job is to be fair to both the renter and the property owner. When a tenant tells us they need to break their lease we ask why. If it is for a reason we try to help. We list the unit immediately. Aim to find a new tenant within two to three weeks. We also give the departing tenant a breakdown of any costs. We never charge fees or make up fake penalties. We believe that treating people with respect leads to outcomes. Conclusion You now understand the penalty for breaking a lease in British Columbia. It is not a fixed fine but rather the actual lost rent until the unit is re rented, minus the landlord duty to mitigate. 10

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