An empty unit costs you a month of rent for every month it sits. Our job between tenants is to shorten that gap: inspect on move-out, arrange the cleaning and small repairs that make the unit show well, photograph it, and have it listed on MLS through Big City Realty while the paint is still drying. We coordinate the work; licensed trades and cleaners do it, and nothing is spent without your approval.
What turnover includes
Move-out inspection. Walked against the move-in report, with photos. Normal wear is yours; damage beyond it is documented so it can be pursued where the law allows.
Cleaning and repairs. A professional clean, paint touch-ups, minor repairs, replacement of worn fixtures or appliances if you choose. We get the quotes, you approve, we schedule the trades and check the result.
Pricing from real leases. We price the unit from what comparable units leased for in your building and nearby in the last 60 to 90 days, not from asking rents. Our monthly GTA Rental Market Report comes from the same data.
Listing and showings. Professional photos, an MLS listing through Big City Realty, showings run by us, every applicant screened: credit, income, employment and landlord references. You approve the tenant.
Move-in. Keys, a signed move-in inspection, the Ontario standard lease and the deposits handled the way the Residential Tenancies Act requires.
What we do not do
We are not renovators or stagers. If you want a kitchen or bathroom redone between tenants, we will get you quotes from contractors we trust and coordinate the work, but we do not perform it and we do not recommend spending you will not recover in rent. We do not assess or advise on vacant-home taxes; your accountant does that, and we provide the occupancy records they ask for.
What you receive
- Move-out and move-in reports with photos.
- Itemized turnover costs, approved by you in advance.
- A rent recommendation based on recent leases, in writing.
- The unit back on the market in days, not weeks.
Included in management
Turnover coordination is part of full management at BCR Property Management, 6% to 9% of monthly rent plus HST, quoted in writing. Tenant placement is quoted separately in writing before you sign.