Trusting us with your investment is an honor and we strive to exceed your expectations
At Buttonwood Property Management we want to be the change the industry needs. We are a boutique full service property management company that handles every phase of the investment process: we identify good investment properties, help clients with purchasing, manage and maintain the property, and sell real estate assets.
A core principle of our business is our commitment to offering quality services at low fees.
The business model for property management in Toronto is out-dated. Just as the housing market has changed in Canada over the last two decades, so too have the needs of the modern property investor. Most companies charge a month’s rent to find you a tenant, and then a monthly percentage of the income you generate. Add to this, hidden fees, and you’ll see your net returns significantly decrease.
At Buttonwood our philosophy is to help our clients build real estate wealth over time. Our focus is on service, not the sale, on our clients and not the transaction. We pride ourselves on the strong personalized relationships we’ve built with property owners, tenants, and our tradespeople. We have the experience, resources, and systems in place to respond quickly and cost-effectively to the realities of managing a rental property. The growth of our business and the feedback from property owners and tenants alike are proof we’re doing things right.
“Anyone can offer property management services at low fees. However offering high quality property management services and low management fees can significantly impacts your return on investment.”
Rated Best Property Management Company in Toronto Across all Platforms
11 years operating in a service industry that primarily deals with addressing issues - without a single negative review! We don't say this to impress you as it can change any day, but to impress upon you the extent to which we are willing to go to ensure a great service.
Our two most popular Residential Property Management offers
Free Tenant Placement (50% off)
If your property is vacant - we’ll find and place a tenant free of charge with a property management contract. Talk about value proposition it doesn’t get better than that.
Free Tenant Placement
2 Months Free
If your property is already tenanted – we’ll waive our property management fees for 2 months. Great for those with tenanted properties who are ready for professional rental management.
2 Months Free Trial
Rated 5 out of 5 on Google
Both Property Owners and Tenants Love Us!
We initially got introduced to Buttonwood Property Management back in 2016 and have been working with them since. at that time, we were looking for a solid investment and saw many properties...”
The best property management and rental services company for Toronto landlords. They are super knowledgeable helpful, dedicated and friendly.
Hands down the best property management group around. Sabine is hardworking, responsive and pays close attention to detail. Looking forward to many years working with this company
Having worked with this team personally, I can say Buttonwood is the best property management company out there for landlords. They are proficient, prompt and their service is stellar. I hig...”
Buttonwood helped us find and close on an investment property, placed a great tenant and managed the daily activities on our behalf. They made investing in Toronto real estate stress free an...”
A phenomenal team & company!! Highly recommend for any real estate, rentals or property management needs. It was an absolute pleasure to work with them & I fully trust them to have their cli...”
Real Estate Wealth Over Time
This is the change real estate investors in the Greater Toronto Area have been waiting for!
Our core values set us apart
We are transparent, honest, and consistent.
Our relationships are based on respect and fairness and our actions demonstrate our integrity.
We’re known as a company that cares about clients and delivers superior services for the right price.
We are experts specializing in the Greater Toronto Area and can deliver long term solutions that meet your custom needs.
We are intensely focused on serving our clients and helping them achieve their peace of mind and business objectives.
Our Price Match Guarantee, Rent Guarantee, and Commitment to low fees lead to better returns on your Toronto investment
Property management and rental services that are easy to understand and affordable to all investors in the Greater Toronto Area.
We Price Match Guarantee
Although our services are head and shoulders above industry standard and our stellar reviews reflect that. We believe in price matching for qualified properties to put our best foot forward in starting our relationship. Our goal is to be your property manager for years to come and not have you searching for other property management services ever again!
Price Match Guarantee
Rent Guarantee Program
Get paid rent on-time every month even if the tenant defaults on rental payment. That's property management at it's best!
Our Commitment to Low Fees
Our value proposition combines quality services and low fees
leading to greater investment returns over time.
Customizing our services to your needs
BUSINESS OWNERS & ENTREPRENEURS
Labor of love is the best way to describe our clients in this category. They know what it takes to run a business and provide a great service, to include the right price and premium quality. We can help you grow your real estate investments while you grow your business.
CORPORATE EXECUTIVES & PROFESSIONALS
Generally, these clients are technically savvy and know they can rent and manage on their own by leveraging social sites like Kijiji to list and HomeStars to get access to top-rated tradespeople. They also know their most valuable commodity is their time, and they are always pressed for it.
Those who still want to live at home but don’t want to maintain their own property and/or have investment properties as their main source of retirement income look for professional property management and rental service to take care of the day-to-day hassles.
MULTI-GENERATIONAL WEALTHY FAMILIES
The clients are looking to maintain their legacy and secure family wealth for generations to come. Commonly, real estate assets are structured as part of a trust or living will, and our point of contact is the executor and/or trustee. We are all about this long-term view of creating real estate wealth over time.
At some point, these clients lived in Toronto and then moved, following family and career opportunities, or they are looking to move to Toronto sometime in the near future. We have a page dedicated to international investors, simulating the typical experience they go through when buying real estate in the Greater Toronto Area.
FAQs About Property Management Toronto Services
What is a legal apartment?
There are various regulations, laws, and by-laws that define a legal apartment depending on the type of dwelling. For condos, your condominium corporation will have their own regulations governing rental units within the building such as minimum lease terms. Understanding your obligations to the condo corporation, in addition to your tenant, is paramount. Apartments within houses, known as self-contained rental units, will need to meet your city’s criteria for: residential zoning, fire and electrical codes, property and occupancy standards, and health and safety requirements.
What rules, regulations and by-laws do I need to be aware of when renting an apartment?
In Ontario while you don’t need to be an expert, you do need a good sense of the guidelines set out by the Landlord and Tenant Board (LTB) and Residential Tenancy Act (RTA). You also should familiarize yourself with your town or city’s by-laws. There are no excuses for not knowing your responsibilities when it comes to maintaining a safe property and you may find yourself legally culpable should you fall short.
Why do I need to provide a Certificate of Insurance?
All Owners are required to show proof of property liability insurance for the amount of two million prior to being onboarded by Buttonwood. This will ensure you are governed as a landlord in case of issues with your rental property. Tenants are also required to show proof of insurance and Buttonwood is also insured that way all parties involved are covered.
How do I price my property?
To price your rental property, it comes down to doing market research. Look at comparable properties for rent in your area that are currently or were recently on the market. Using current data is important as the rental market does fluctuate and seasonal trends can also be at play. Price your property fairly the first time. Losing a month or more in rent because you’re asking too much is a very costly proposition for landlords. Don’t use the cost of that new roof or the work you put in to make the place rental-ready to increase what you ask for in rent. Let the current market determine the value of monthly rent.
Where do I find a good tenant? How do I advertise?
This comes down to the type and location of your property. If you’ve got a condo in a hip downtown area, advertising through free services like kijiji and craigslist may be enough to get you those young professional applicants. If you’re looking to rent a single family home in the suburbs, paid services like listings with MLS and ViewIt.ca are more likely to reach the audience you want to target. A word about your ad: be realistic about the property. Using a wide-angle lens to make the property look bigger in photos and writing ad copy that promises features that don’t exist won’t sit well with would-be tenants. Objectively list all the features in the property that would be attractive to tenants and also be sure to talk about amenities in the building and neighbourhood too. You’re selling a lifestyle and a community as much as you’re selling the space.
How do I screen applicants to choose the best tenants?
There’s no surefire way to guarantee a great tenant beyond doing your due diligence during the application phase and then treating the tenant well after they’ve moved in. Be sure to have a thorough application that requests: – Current address, name and contact information for the landlord – Employment history for the last several years and contact information for the applicant’s current manager – Details of all individuals who will be residing in your unit Run a credit check and call the references – employment, personal, and previous landlord – that were provided. Be aware of subtle cues during your interaction with the applicant. Were they late for a showing? Did then turn over an incomplete application? This might foreshadow future interactions should you accept their application.
Can I decline a tenant with pets?
While you can note in your advertisement that pets are not allowed, and refuse to rent to someone with pets, a tenant can legally acquire a pet once they’ve moved into the property. A provision in your lease that states pets are not allowed is not legally enforceable. If there are serious allergies for someone residing within the residential complex, you have grounds to seek to end the lease early should informal conversations to remove the pet from the premises fail. The exception to this is for condos with rules against pets in the building. Condominium Corporation rules take precedence over the Residential Tenancies Act and can be used to force a tenant to remove a pet.
Can I evict a Tenant for breaking a pet clause in the lease?
The signed lease agreement with my current Tenant clearly states that no pets are allowed in the rental unit. My Tenant recently got a pet, would this be sufficient grounds to evict them for breaking the pet clause in the lease. The short answer is No. The Residential and Tenancies Act, 2006 states that “[a] provision in a tenancy agreement prohibiting the presence of animals in or about the residential complex is void.” Therefore, as a landlord you cannot prevent a tenant from having a pet.
Do I need a lease? How do I write-up a lease?
There are many boilerplate leases available for download that you can alter for personal use. A lease is an important document that outlines the agreement between the landlord and tenant, including the amount of rent to be paid, when rent is due, dates for the lease and other provisions such as smoking, parking, and care and maintenance of the property. Generally a lease is signed for a 12-month period. After that period, providing the lease was not for a fixed term and a new lease is not drawn up, tenancy automatically continues on a month-to-month basis. The Residential Tenancy Act and Condominium Corporation rules will take precedence over your lease, so be sure you are aware of these guidelines.
What kind of security and damage deposits can I request?
It is illegal to request a damage deposit in Ontario. Last month’s rent can be collected in advance of the move-in date by the landlord.
How do I receive copies of invoices for monthly expenses?
As a client you will have access to our online landlord portal and will be able to see copies of invoices and monthly statements. At year end with a press of a button you are able to print your statement to share with your accountant for tax purposes.
When can I enter a tenanted property?
As a landlord you have the right to enter the property to do maintenance or to show the unit to prospective tenants. Tenants require 24 hours notice of your intent to enter, unless there’s an emergency.
When can I increase the rent?
In Ontario you can increase the rent once every 12 months with 90 days notice in writing. The increase is pegged to the Consumer Price Index (CPI) for that year. Landlord’s can apply to the Landlord and Tenant Board to increase the monthly rent above the set guideline if their municipality taxes or utilities cost increased higher than the guideline for that year plus 50%. They are also allowed to apply for eligible capital expenses and potentially costs related to security services. Some properties are deemed partially exempt from the rent increase guidelines; such as nursing homes, social housing units, commercial properties, and residential units first occupied on or after Nov. 1, 1991. Make sure you give your tenant 90 days written notice and use an N2 Form found on the Landlord and Tenant Board website.
What if I need to move back in?
You may not move back in to the property during the term of the lease. If your tenant is on a month-to-month lease, you can provide 60 days notice, beginning on the first of the following month, in writing, stating your intent to take back the property for personal use. In this case, you or your family member must move into the property. You may not give notice to your tenant to vacate to have someone else move in. The Landlord’s Personal Use application is one of the only no-fault evictions landlords can use.
Who holds the security deposit for last month's rent?
Buttonwood Property Management holds last month’s rent on behalf of owners and pays the Tenants interest on last month’s rent every two years or upon leaving, whatever comes first.
What is a Repairs & Maintenance (R&M) Limit? Will you contact me to approve every service request?
Single item repairs above $500 will require Owner approval unless it’s an essential service and/or emergency. Single item repairs under $500 do not require Owner approval.