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When you’re juggling a lot of properties, each one’s operations, control, maintenance, and oversight every day can be quite a handful. Fortunately, property management has become a staple service in the market today.
If it’s something you need, we’ve compiled the best options for property management in Winnipeg for you to choose from. Let’s talk about the costs first, though.
How Much Property Management Costs in Winnipeg
Your property management bill will depend on one main thing: delegation. It comes down to the scope of the arrangement and the delegation of tasks and areas of responsibility you and the property management firm will agree upon.
The typical fee agreement has a baseline of 8-12% of the monthly rental value of the property. Other companies have an average of $100 per-month flat rate.
Other possible fees are the following.
|Type of Fee||Average Cost|
|Vacant Unit||1 month’s rent upfront until occupation|
|Tenant Occupied Unit||8-12% of monthly rent|
|New Tenant Placement||50% of 1 month’s rent|
|Maintenance||$20-$45 per person, plus materials|
|Evictions||$200-$500 per eviction, plus applicable court costs|
|Late Payments||25-50% of collected late fees|
The 5 Best Options for Property Management in Winnipeg
Now that we know some of the basics with regards to what to look out for in fee structures, let’s dive into your best options for property management in Winnipeg.
1. Upper Edge Property Management
|PRODUCTS||Property Management for smaller buildings|
|ADDRESS||B-106 Scurfield Blvd|
Winnipeg, MB R3Y 1G4
|CONTACT DETAILS||Phone: 204-415-6200|
|OPERATING HOURS||Weekdays only, 10:00AM to 4:00PM|
Upper Edge is a Winnipeg-based property management firm that caters mainly to single family homes, duplexes, multi-unit buildings, smaller apartment blocks, and single owner condominium units. If your properties fall in any of these categories, Upper Edge claims to implement a labor-intensive and hands-on approach that will benefit you.
As part of the hands-on approach, they have tenant loyalty and retention programs you can check out as well.
What’s unique about Upper Edge is their online portal that hosts the bulk of their services. It gives you 24/7 access to your property’s information and produces financial reports monthly that you can access with just a click.
On the other hand, this online portal is what may be a con for some. If you’re one to prefer more personal interaction with agents/employees, the online, automated system Upper Edge mainly has may not be suited to your liking.
State of the art system for rental property management – Addison H.
“I have been using Upper Edge for the better part of the last year. There is no-one else I would trust to manage all my properties. They truly do have a state of the art system that can ensure you are truly hands off with your rental properties. They can take care of it all or cater to your needs as a landlord. Garret is truly a stand up guy as well and is always there to help when needed! As a realtor, they are my first referral 100% of the time when sending my clients their way for their investment purchases!”
Fast and efficient, easy to use maintenance system – Gemma F.
“I’ve been using UpperEdge to manage my property for several years now and have been thoroughly happy with their service! They are fast and efficient in dealing with my tenants needs and keep me informed of what’s going on every step of the way. Their maintenance systems are easy to use and the staff are super friendly and helpful.”
2. Akman Management Ltd.
|PRODUCTS||Property Management, Property Maintenance, Accounting and Financial Services|
|ADDRESS||346 BroadwayWinnipeg, MBR3C 0T2|
|CONTACT DETAILS||Phone: 204-944-9721|
Email: [email protected]
|OPERATING HOURS||Mondays to Thursdays, 8:30AM to 5:00PM|
Fridays, 8:00AM to 4:00PM
Akman Management Ltd. has been in the property management business since 1912. It has provided services for almost all aspects of real estate development, construction, and management, and provides a pretty wide array of services even today.
What we like about Akman is that despite being able to service a variety of property types, their maintenance programs can be custom-fit to each property.
These programs are all tailored with buildings and mechanical improvements, preventative maintenance, and ongoing refurbishment comprising the basic components.
However, it’s worth noting that a huge con would be some customer reviews stating negative experiences regarding slow responses on the part of the firm. Since reviews about customer service remain polarized, this may be something of a deal breaker for some folks.
Good service despite COVID lockdowns – Lisa P.
“Friendly over the phone and in person. Went out of their way to assist with issues and finding a rental, including during COVID lockdowns when virtual viewings were our only option.”
3. Pillar Property Management Inc.
|PRODUCTS||Property Management, Multi-family Property Management, Condominium Management, Property Maintenance|
|ADDRESS||1800 Logan Ave #2|
Winnipeg, MBR2R 0H3
|CONTACT DETAILS||Phone: 204-667-6777|
Email: [email protected]
|OPERATING HOURS||Weekdays only, 9:00AM to 5:00PM|
Pillar Property Management Inc can manage rental properties of any type, from small single-family units to large commercial spaces. This is perfect if you have a wide range of properties that need management.
They have one main platform called the Buildium that you will have 24/7 free access to once availing their services. Access to move-in and move-out reports and bookkeeping is all part of the base management fee they charge.
One thing we like about Pillar Property Management Inc is that they are relatively more affordable than others. They also do not charge for showings and move-in and move-out inspections.
On the flip side, a con we found is that some customers found their property maintenance services to be poor. Some customer reviews cite unkempt properties and the like.
Efficient technology, tools, and software to ensure 24/7 access to needed information – Bobbi P.
“Working with Pillar has been a dream in comparison to other property management companies. Pillar manages a small rental condo that I own and they are professional and responsive. They have all the technology, tools and software needed to ensure that I have 24/7 access to all information including financial statements, work orders, and documentation. Pillar makes me feel like I am a priority to them and deal with issues efficiently and effectively.”
Regular checking of property – Jairo N.
“Before coming to Winnipeg, I read about many bad experiences when renting a house here. I’m glad that we found Pillar to rent our first home for 2 years. They sent regularly someone to make sure that the property was in excellent condition, and when necessary they did some maintenance quickly. It was a great experience with them!”
4. Sussex Realty
|PRODUCTS||Property Management, Tenant Insurance|
|ADDRESS||274 Osborne St. N.|
Winnipeg, MBR3C 0M7
|CONTACT DETAILS||Phone: 204-488-4444|
Emergency Line: 204-488-4003
|OPERATING HOURS||Weekdays only, 8:30AM to 4:30PM|
Sussex Realty provides property management services to over 125 residential properties currently. That’s 5,000 living units (rental apartments, condominiums, multi-family residential, and others) in Winnipeg and surrounding areas across Western Canada.
They are well-known across Western Canada as a one-stop shop for property management, maintenance, and insurance needs. This may be a good place to start for beginners who aren’t familiar yet with the whole nitty gritty of property management.
A bonus for us is the fact that their rental fee structure already includes water and heat. That only simplifies the matter further for beginners.
Cons mostly revolve around their image as a service provider and an employer. Multiple employee reviews cite small compensation for hefty workloads, which isn’t always something you want to hear about from a service you’re about to hire.
5. Towers Realty Group
|PRODUCTS||Residential, Commercial, and Condominium Property Management|
|ADDRESS||100–1420 Taylor Avenue|
Winnipeg, MBR3N 1Y6
|CONTACT DETAILS||Phone: 204-956-2739|
24-Hour Emergency Line: 204-956-2739
|OPERATING HOURS||Weekdays only, 8:30AM to 4:30PM|
Towers Realty Group is able to cater to diverse residential multi-family homes and properties in Winnipeg and rural Manitoba. It also caters to other residential, commercial, and condominium properties.
For more than a decade, it has been lauded by the Professional Property Managers Association (PPMA), consistently winning annual awards for customer service, innovation, among others.
Moreover, they have their own discount card program that’ll ensure benefits in the long run. Exclusive to Towers Realty Group, card bearers (even new ones) can immediately avail of discounts on services.
The downside here is that their services are actually specialized to those mentioned above, and therefore may not be best suited for small properties or buildings.
How to Choose the Best Property Management Provider in Winnipeg
Now that we’ve laid out the best options to look into for property management, let’s set some important and helpful guidelines that’ll ensure you pick the right one for your property.
1. Experience in the field is key
Given the complexity of property management, you will need a property manager who speaks the language of current federal, state, and local laws. Sufficient experience is also what will let you know that this property manager has been able to handle the plethora of variables involved in real estate, tenants, etc.
2. Double check and verify professional licenses
First, note that whether or not a property manager needs a license depends on the situation.
If you’re employing a property manager directly (as opposed to a property management company), for example, your manager usually won’t need a license.
Most capable property managers, of course, should be equipped with a current real estate license, at the very least. Other relevant licensing, professional certifications, and affiliations can also be a huge plus.
3. Thoroughly review the property management agreement
This is where the business relationship is outlined and tasks and responsibilities are determined. The property management agreement will include the following important components: services provided and fees, owner responsibilities, contract duration and termination clauses.
4. Make sure they have the appropriate insurance
This is something you can ask your property manager more about. It is important to know that both parties (both the property manager and you) have the appropriate general liability insurance, property casualty insurance, and errors and omissions (E&O) policies when entering an agreement.
FAQs about Property Management in Winnipeg
Made up your mind or still looking for more options? Let us know if we missed anything on our list!
Oh, and by the way, if you’re in the process of ramping up your real estate or property management, this list of the best real estate lawyers in Winnipeg might help you along the way too.