Monthly rent collection. Because we take considerable care in the selection of tenants, our rental delinquency level is almost non existent. Tenants are able to pay rental installments at our office, via mail or at any branch of Bank of America. Regardless of the care taken, occasionally tenants fall into arrears. When this occurs a set procedure is instigated which includes an initial polite 'reminder' letter to the tenant after 3 days overdue; after 7-10 days overdue a follow-up letter, a telephone call and inspection of the property is carried out to ensure the tenant is in possession; after 14 days overdue an eviction notice is served to the tenant requiring them to either bring their rent up-to-date or vacate the premises.

Handling requests for repairs and maintenance. Tenants call us directly and we coordinate all repairs on the property. Plumbing, HVAC and electrical problems are all given 24-hour service. This helps to build tenant loyalty and maintain the value of the property. For major repairs and renovations we get bids from several contractors in order to keep costs low. The owners are contacted for approval of any major repairs. We coordinate and schedule repairs with the tenants and the contractor. All repairs are inspected thoroughly to ensure the quality before the bills are paid. We will make annual inspections of the property and make recommendations for preventive maintenance as well as improvements that will increase the rental value of the property.

Move-out inspections. When your tenant advises their intention to vacate the property, we set a date to conduct a final inspection and provided the tenant with a 26 point 'Final Inspection Check List' and inform the landlord of the tenant's intention to vacate. Upon the property being cleared of all personal effects and all cleaning (including the carpets) completed, a final check against the detailed written report prepared prior to the commencement of the tenancy is conducted by your property manager. The Security Deposit is refunded to the tenant only upon the payment of all rental to the required date and the satisfactory completion of all cleaning, gardening etc. The search for a new tenant usually commences well in advance of the property becoming vacant. In most cases, by the time your property is vacated, a suitable new tenant has already been found, approved by the landlord and waiting to move in.

Full record keeping and accounting. Landlords receive a detailed statement every month with copies of all invoices and receipts. A financial end-of-year statement is issued each year. A cheque can be included with your monthly statement or an electronic payment credited into your bank account on an overnight basis.

Periodic inspections and drive-bys. Monthly drive-bys are made to observe that property exteriors are well maintained, and periodic internal inspections, as authorized by the tenant's lease agreement, are also performed. Where inconsistencies are noted, tenants are notified of necessary corrective action and the owner is advised.

Rendering owner's monthly mortgage payment and other bills. At the owner direction, we are also able to pay the monthly mortgage and other bills.