Our experience confirms that your two primary concerns as an owner of revenue property are: Protecting the value of your property and the financial return derived from that property.

Protection of Your Property's Physical Condition

Marketing, Tenant Selection and Inspections

• We market extensively on our website (including photos), advertise in the Times Colonist, and other popular rental sites, and use consistent, professional signage
• Network with several relocation services
• Vacancies are promoted by all staff
• Prospective tenants are thoroughly screened
• employment verified and salary confirmed to determine ability to pay market rent
• Self-employed applicants must produce financial statements from an accountant or proof of their income for two previous years
• Present and previous landlords are contacted to verify applicant's respect for rental property, payment history, and suitability as tenants
  
• Credit checks are done
• Personal references may be checked (especially in cases where applicants have not rented recently)
• Detailed inspections are completed with each change of tenant
• Drivebys of the property are done regularly
• New tenancies are inspected in person after the first six months of tenancy
• Vacant properties receive weekly inspections

Maintenance and Operations

• Regular supervision of all maintenance matters
• Work with experienced, specialized tradespeople, with no markup on invoices
• Preventative maintenance tailored to your needs and budget
• Quotes required on all maintenance and repair expenditures that exceed your pre-authorised limit (excluding emergency repairs)
• Conduct annual inspections of properties and report to owner
• Hiring and supervision of employees
• Coordinate and supervise building and grounds maintenance
• Arrange and supervise service contracts, requiring quotes when contracts expire
• Work to maintain good tenant relations and communication
• Deal with the Residential Tenancy Board on your behalf
• Review correspondences/minutes from Strata Corporations on behalf of owners, keeping current with changes at buildings
• Prepare Form Ks for strata-managed properties
• A Property Manager is always on call for emergencies.
• All emergency calls are dealt with 24 hours a day, 7 days a week.

The Financial Return

Filling a Vacancy

We have an excellent success rate when it comes to finding the most suitable tenants promptly so rental revenue is not lost to vacancies. We advertise the property and do showings to prospective tenants. We achieve these results because we are realistic in suggesting the rental rate right from the first site inspection. Our property managers are experienced and attuned with the market trends and market rent.

Accounting

• Secure electronic banking is available to owners and tenants, including electronic deposits and Interac and automated debit for payments
• We perform rent collection and handle delinquent accounts
• Pay all appropriate expenses on your behalf
• Provide a monthly comprehensive, easy-to-read Profit/Loss Statement, Balance Sheet and Activity Statement (this can be provided electronically)
• Assist with Non-Resident Tax Preparation
• Budget Preparation for apartment buildings
• GST preparation, and calculate/prepare payments to Revenue Canada for employee remittances
• Monies are held in a trust account audited by the Superintendent of the BC Real Estate Board
• Our premises are secure and alarmed, and our company is bonded and insured.

Fees

• Single family home, 11% of gross rental income plus GST
• single strata units and duplexes - 10% of gross rental income plus GST
• Multi-units (three suites and up) - rents to be assessed individually based on gross rental income, plus GST

Pemberton Holmes Ltd. boasts of a tradition of excellence spanning over 100 years. Our Property Managers are licensed, experienced, and current with market knowledge and market trends. They keep up to date with today's technology, with emailed financial statements to owners and electronic disbursements of funds.

As members of ROMS BC, our Property Managers and staff have access to professional resources and continuing education in the field, and we schedule regular seminars, and keep up to date with all changes in the Residential Tenancy Act.

Our primary concerns are to protect your investment and help you achieve your goals and financial objectives. The most important property you can own is real property, and whether it is a home for your family or an investment we are committed to our job of managing your property.