So does every other landlord's, and every painter and cleaner in town is booked. A unit that is not ready on move in day means parents in the driveway and a student with nowhere to sleep. We plan the whole turnover season before it starts.
Plan every turnover back from move in
Send the unit list and lease dates. We sequence inspections, repairs, paint and cleaning, then flag any date at risk before it is missed.
- Turnovers planned back from move in
- Every room photographed at move out
- Repairs, paint and the clean in order
- $150
- Service call, credited when the work goes ahead
- 2 hours
- Emergency trade on site in the GTA, target
- 3 business days
- Routine repair done, target
- 1 invoice
- Per job, whatever the trades
01
Every lease ends in the same few weeks
02
The turnover runs in order
- Unit list and datesYou send the units, the move out and move in dates and the access.
- Inspection and scopeEvery room photographed, and a written scope to approve, sent from site.
- Repairs, paint, pests and appliancesBooked against your dates, with pest control by licensed exterminators.
- The clean and the photosEach unit closes with photos of every room, tracked in the turnover planner.
03
Through the year, students report to us
Students text, call or use the resident portal at any hour, and we try the simple fix with them before anyone drives out. If it needs a visit, you approve, we book the student, and our licensed trades do the repair. We only use ECRA/ESA-Licensed Electrical Contractors.
04
Student tenants are still tenants
Off-campus student rentals are ordinary tenancies under the Residential Tenancies Act: 24 hours written notice (section 27), consent at the time, or an emergency (section 26). University residences can sit outside the Act (section 5(g)).
05
Where we turn units
Waterloo, Kitchener, Cambridge, Guelph, London, Hamilton, Oshawa, St. Catharines, Windsor and the rest of the service area. Turnovers are quoted per unit first, so you know the season's cost before it starts.
06
Questions
Can you turn many units in the same week?
Send the dates and the unit list. We book the trades against them, repairs first, then paint, then the clean, and show you where each unit stands.
Do the same entry rules apply to student tenants?
Yes, for off-campus rentals. A student renting from a landlord is an ordinary tenant, so entry for a repair needs 24 hours written notice under section 27 of the Residential Tenancies Act, the tenant's consent at the time, or an emergency.
What if students damaged the unit?
The move out inspection photographs every room before the clean, and the record shows what was found. That is what you need if you ask the tenants to pay.
Do you work in university residences?
Only on the institution's own terms. Many residences sit outside the Residential Tenancies Act under section 5(g).
What does it cost to get someone out?
A service call is $150 plus HST, credited to the job when the work goes ahead with us. Turnovers are quoted per unit, in writing, before the work starts.
What counts as an emergency?
Plumbing, electrical, major appliance and heating or cooling failures, lockouts, and a door that will not lock. These are answered 24 hours a day, 7 days a week, by phone and text. This website is not an emergency line.
07
Sources
Get started
Send your unit list and lease dates
We reply with a turnover plan unit by unit, priced per unit before any work starts.
- Tell us what you manageThe buildings, the trades you use today and where it hurts.
- We reply with a planHow residents reach us, your approval limit and how the record comes back to you.
- Start with one jobJudge us on the report and invoice it closes with.
