How We Deliver Exceptional Property Management
Our management fees depend on the service package you select:
Yes. We charge a flat leasing fee of $450 + GST when placing a new tenant in your property.
This fee covers:
Lease Renewal Fee:
This covers updated paperwork, rental market review, and ensuring compliance with the Alberta Residential Tenancies Act (RTA).
Certain inspections have a fee, while others are included in our service:
Inspections on Demand: If you would like a more detailed, full interior inspection during the lease term, we charge $100 + GST per inspection.
We use a data-driven approach to set the right rental price for your property. Our process includes:
This balanced approach ensures your property is priced to rent quickly while maximizing your return. If priced too high, vacancy costs can outweigh the gain, and if priced too low, you lose potential income. Our goal is to get you the best rent with the least vacancy.
On average, properties in Calgary rent within 3 weeks, depending on market conditions, location, price, and property type. Well-priced and well-presented homes often rent faster. At AM/PM Properties, we work to minimize vacancy by:
Because of these strategies, many of our rentals are re-leased immediately after the previous tenant moves out, reducing downtime and protecting your income.
We follow a strict screening process to ensure only qualified, reliable tenants are placed in your property. Our process includes:
Only applicants who meet our standards are presented to you, along with our recommendation. You always have the final approval before a tenant is accepted.
Tenants typically sign a 1-year fixed-term lease, which is the most common and stable option in Alberta. All leases are drafted in compliance with the Alberta Residential Tenancies Act and are court-ready to protect you in case of disputes.
If you prefer, we can also arrange shorter lease terms (such as 6 months) or even month-to-month agreements depending on your needs and property goals. We’ll always guide you on the pros and cons of each option so you can choose the lease type that works best for your investment.
Pets are only allowed if you approve as the owner. If you decide to allow them, we collect pet deposits (when permitted by Alberta law) to protect your property. We also add specific lease clauses about pet care and responsibilities, so tenants understand the rules.
Allowing pets can sometimes make your property rent faster, since many renters have pets, but the choice is always yours. If you prefer a no-pet policy, we’ll clearly include that in the lease and enforce it.
What happens when a tenant gives notice?
A: When a tenant gives notice to end their tenancy, AM PM Properties follows a clear process to protect your property and minimize vacancy:
🔹 Step 1: Confirm Notice
We review the tenant’s notice to ensure it meets the requirements of the Alberta Residential Tenancies Act (RTA).
Month-to-Month Lease: Tenant must give at least 1 full tenancy month’s written notice (e.g., notice on March 10 ends tenancy April 30).
Fixed-Term Lease: Tenant must stay until the lease expiry unless they qualify for early termination under special circumstances (or pay the lease-break fee).
🔹 Step 2: Notify the Owner
We inform you that the tenant has given notice and confirm the effective move-out date.
🔹 Step 3: Marketing the Property
We begin advertising the unit as soon as notice is received to reduce vacancy time.
We start online listings, and property showings are arranged while the current tenant is still in possession (with proper 24-hour notice).
🔹 Step 4: Move-Out Process
A move-out inspection is scheduled with the tenant as required by law.
We compare the unit’s condition against the move-in inspection report and document everything with photos.
Any damages or cleaning costs are deducted from the tenant’s security deposit.
🔹 Step 5: Re-Renting & Turnover
We coordinate cleaning, painting, or minor repairs if needed to prepare the property for new tenants.
The property is re-rented as quickly as possible to ensure continuous income.
We make rent payment easy for tenants by offering multiple options, which helps reduce late payments. Tenants can pay rent via:
Once collected, funds are deposited into our trust account and then disbursed to you (the owner) after rent clears, along with a detailed monthly statement.
Owner disbursements are made once a month after tenant rent clears. We aim to process and send all owner payments by the 21st of each month.
Funds are sent by direct deposit to your bank account, and you’ll also receive a detailed monthly statement through your Owner Portal showing rent collected, expenses paid, and your net payout.
At AM PM Properties, we take rent collection very seriously. We have a full-time staff member dedicated to collections. If a tenant pays late, we act immediately:
The good news: over 95% of our tenants pay on time because of our strict tenant screening and proactive communication. Owners can feel confident that we do everything legally possible to collect rent and protect their income.
Yes, we do.
AM/PM Properties holds all tenant security deposits in trust, as required by Alberta law and the Real Estate Council of Alberta (RECA).
Under the Alberta Residential Tenancies Act (RTA) and Real Estate Act (regulated by RECA), all licensed property management companies must:
Deposit tenant security funds into a designated trust account separate from operating funds.
Maintain accurate records of all deposits and interest calculations.
Pay tenants accrued interest on security deposits, based on Service Alberta’s prescribed interest rate chart.
Return the deposit (with lawful deductions) within 10 days of the tenant moving out, provided the tenant gives a forwarding address.
It depends, unless asked by the owner,
By Law:
No — tenant insurance (also called renter’s insurance) is not legally mandatory under the Alberta Residential Tenancies Act (RTA). A tenant could technically rent without it if the landlord doesn’t require it.
By Lease Agreement:
Yes — a landlord can make tenant insurance mandatory by including it as a condition in the lease agreement. Once it’s written into the lease, it becomes legally binding. If a tenant refuses or lets the policy lapse, that would be considered a lease violation.
Yes. AM PM Properties operates strictly in compliance with the Alberta Residential Tenancies Act (RTA) and the rules of the Real Estate Council of Alberta (RECA).
🔹 Compliance with the RTA
🔹 Compliance with RECA
As a licensed property management brokerage, AM PM Properties also follows RECA’s Real Estate Act Rules:
Yes. AM PM Properties- Legal Team manages the entire eviction process on behalf of property owners, in full compliance with the Alberta Residential Tenancies Act (RTA).
🔹 When Evictions Are Necessary
Evictions may occur for reasons such as:
Non-payment of rent
Repeated late payments
Substantial property damage
Illegal activity in the unit
Serious lease violations (unauthorized occupants, pets, etc.)
🔹 Legal Steps We Take
Notice to Vacate: We serve the proper written notice (e.g., 14-day eviction notice for unpaid rent).
Documentation: We keep records of late payments, communication, and inspection findings to support the eviction.
RTDRS Filing: If the tenant does not leave voluntarily, we file an application with the Residential Tenancy Dispute Resolution Service (RTDRS) or Alberta Court.
Hearing Representation: Our team represents you at the hearing and presents evidence.
Enforcement: If an order is granted, we coordinate with bailiffs or sheriffs to enforce the eviction, if necessary.
🔹 Owner Protection
Professional & Legal: We ensure evictions are handled by the book to protect you from tenant claims of wrongful eviction.
Deposit & Collections: We apply the tenant’s security deposit against damages or unpaid rent and may send outstanding balances to collections.
Tenants can submit maintenance requests through multiple channels: online portal, email, text, or phone call. This flexibility ensures issues are reported quickly. Once we receive a request, we:
This process ensures your property stays well-maintained, tenants stay happy, and you remain fully informed without the day-to-day hassle.
Yes. We always seek your approval for any repair that is above your pre-set limit of $350. For smaller repairs under this amount, we handle them directly to avoid delays and keep tenants satisfied.
As part of our practice, we inform owners about all repairs, even the small ones, so you’re always aware of what’s happening with your property. The only exception is in the case of an emergency (such as flooding, no heat in winter, or safety hazards), where we may need to dispatch a contractor immediately to protect your property and tenants. In those cases, we’ll notify you right away after the emergency is addressed.
This approach ensures you stay in control of costs while keeping your property safe and your tenants happy.
We use licensed, insured, and trusted contractors from our established vendor network. Over the years, we have built strong relationships with reliable tradespeople who understand our standards and respond quickly. This ensures repairs are done professionally, at fair prices, and in compliance with safety codes.
If you prefer to use your own contractor, we can also coordinate with them—as long as they are properly licensed and insured. Our priority is to make sure your property is well cared for and that all work is completed to protect your investment.
Yes. You will always receive copies of the move-in and move-out inspection reports, complete with notes and photos to document the condition of your property.
If you would like a thorough inspection between tenancies (for example, a detailed interior check while tenants are still living in the unit), we can provide this service at a cost of $100 + GST. This gives you extra peace of mind and helps catch any issues early.
Yes. AM PM Properties conducts move-in and move-out inspections with detailed reports and photos to document the property’s condition. In addition, we do regular periodic inspections every 4 months (either interior walk-throughs or exterior/drive-by checks) to ensure your property is being well cared for and lease rules are being followed.
If we find any concerns during an inspection, we notify you right away and recommend the best solution. This proactive approach helps catch small issues before they become big problems, protecting both your property and your investment.
You’ll receive a monthly financial statement that shows all rent collected, expenses paid, and your net disbursement. On top of that, we update you anytime an important issue arises—such as a repair request, lease renewal, tenant complaint, or legal matter. You also have 24/7 access to the Owner Portal, where you can check property performance, invoices, leases, and tenant updates anytime you like. And of course, you can always call or email us if you want more information. Our goal is to keep you fully informed while handling the day-to-day details for you.
Yes. You can log in anytime through the Buildium Owner Portal. The portal gives you real-time access to your account, including rent payments, expense invoices, repair updates, monthly and annual statements, and important documents like leases. This way, you always know exactly how your property is performing without having to wait for updates.
Enter your email address and we will send you a link to change your password.