Property Managers in Hamilton

What Hamilton property management actually costs

Hamilton rents on an average 3-bedroom property run around $480-550/week. At 8% management fee that is $38-44/week, $2,000-2,300 a year. Add letting fees of $480-1,100, inspections, and maintenance markups and you are looking at $3,000-4,000 a year. Hamilton's student and commuter rental markets mean tenant turnover can be higher than average, pushing letting fees up.

Five questions to ask before you sign

1. Do you manage student properties? Student rentals require a different approach to inspections, bond, and tenancy length. Confirm your manager has experience with your tenant type, not just family rentals.
2. What is your vacancy rate? Hamilton has strong demand but ask for the actual average days vacant between tenancies. Fast re-letting means fewer weeks of lost rent.
3. How do you handle rent increases? You are entitled to one rent increase every 12 months with 60 days written notice. Ask whether the manager proactively reviews rents against market or waits for you to ask.
4. Do you charge a markup on maintenance invoices? Ask directly. If they do, ask what percentage and ask to approve jobs over $300 in advance.
5. What is the notice period to exit? 30-90 days is typical. Check for a fixed initial term before you commit.

How to switch property managers in Hamilton

Serve written notice as required by your management agreement. Give the tenant written notice of the new contact and payment details under s.47 RTA. Bond at Tenancy Services stays with the tenancy. Ask the outgoing manager for the complete tenant file, including the original application, inspection reports, and maintenance history.

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