At Simpli Managed Properties, we provide comprehensive property management services to landlords and investment property owners across Ontario. Whether you own a single condo unit, a multi-residential building, or a portfolio of rental properties, we handle every aspect of day-to-day management so you don't have to. Our team is fully versed in Ontario's Residential Tenancies Act, the Landlord and Tenant Board process, and the obligations that come with being a landlord in this province — so you stay protected, compliant, and stress-free.
Placing the wrong tenant is the most expensive mistake a landlord can make in Ontario. A professional tenant — someone who understands how to exploit the Residential Tenancies Act and delay eviction proceedings for months or even years — can cost you tens of thousands of dollars in lost rent, legal fees, and property damage before you ever get your unit back. Our tenant screening process is designed specifically to identify these risks before a lease is ever signed.
We conduct one of the most thorough screening processes available from any property management company in Ontario. Every applicant goes through the following:
We verify every applicant's ability to pay — not just their stated income. Verification includes recent pay stubs, employment letters confirming position, tenure and salary, Notice of Assessment or T4 forms from the prior tax year, and bank statements showing consistent income deposits. We apply the same income standard to every applicant consistently and in full compliance with the Ontario Human Rights Code, which protects source of income. Our focus is on demonstrated ability to pay rent reliably, regardless of where that income comes from.
We contact previous landlords directly — not just the current one. Current landlords sometimes provide positive references simply to move a problematic tenant along. We go further back in rental history and ask specific, legally appropriate questions: Was rent paid on time? Were there lease violations? Was proper notice given? Was the property left in good condition? We also verify that references are actual landlords by cross-referencing property ownership through municipal tax records and property registries — not just taking a name and phone number at face value.
We run full credit checks with written consent from every applicant, in compliance with Ontario privacy legislation. We look beyond the credit score itself — we analyze payment history on utilities and previous rent, debt-to-income ratio, bankruptcies, consumer proposals, and collection accounts particularly from past landlords or utility providers. These patterns tell a much more complete story than a single number. All credit information is handled securely and used solely as one factor in a comprehensive assessment.
This is where our screening goes further than most. We search publicly available court records and legal databases to identify any history of civil litigation, LTB decisions, prior eviction orders, or patterns of legal disputes with previous landlords. Ontario's Landlord and Tenant Board decisions are public record — and they tell you exactly which applicants have been through the eviction process before and why. Professional tenants who know how to navigate the system leave a paper trail. We find it before you sign a lease, not after.
Every applicant's identity is verified against government-issued photo ID. This protects you against fraud and ensures the person signing your lease is who they claim to be. ID copies are obtained with explicit written consent and stored securely in compliance with Ontario privacy laws.
The result is a comprehensive applicant profile that gives you — and us — a clear, evidence-based picture of who you are renting to. Our screening process is your first and most important line of defence as an Ontario landlord.
A proper lease review in Ontario means analyzing your rental agreement for full compliance with the Ontario Residential Tenancies Act — not just checking that it is signed. Any clause in a lease that contradicts the RTA is automatically void, even if both parties agreed to it and put their names on it. This means a poorly written lease can silently strip away your rights as a landlord without you ever knowing it.
Our lease review covers every critical element of your rental agreement:
We review every clause in your lease against the current Ontario Residential Tenancies Act to confirm it is legally enforceable. Clauses that contradict the RTA — such as no-pet clauses that attempt to override tenant rights, illegal entry provisions, or above-guideline rent increase terms — are identified and corrected before they create problems. A lease that looks complete on the surface can contain provisions that are entirely unenforceable at the Landlord and Tenant Board.
Ontario requires all residential tenancies to use the province's standard lease form. We verify that your lease includes all mandatory disclosures — the legal names of all parties, rent amount and payment terms, utility inclusions and exclusions, parking details, and any agreed-upon rules or conditions documented as proper addendums. Missing or improperly documented disclosures can give tenants the right to request a copy of the standard lease and withhold one month's rent if it is not provided within 21 days.
We assess all clauses relating to guests, subletting, smoking, alterations to the unit, and any other restrictions you want to include, to confirm they are both legal and reasonable under Ontario law. Not all restrictions are enforceable — and including ones that are not can undermine the credibility of your entire lease agreement if a dispute reaches the LTB.
Any terms beyond the standard lease — parking arrangements, storage, pet agreements, appliance responsibilities, cleaning expectations — must be documented correctly as schedules or addendums attached to the standard form. We ensure these are written in a way that is clear, specific, and legally sound so they can actually be relied upon if a dispute arises.
A lease is your primary legal document as a landlord. Our review ensures it protects you from day one rather than creating vulnerabilities you only discover when something goes wrong.
Consistent, on-time rent collection is the foundation of a profitable rental property. Most landlords lose thousands of dollars not because tenants never intended to pay, but because there was no system in place to enforce clear expectations from the start. We run a structured, zero-tolerance rent collection process that protects your cash flow and puts you in the strongest possible legal position at all times.
Every tenant receives a rent reminder one day before the due date. This eliminates the “I forgot” excuse entirely and establishes a professional, consistent communication rhythm. It also creates a documented record that the tenant was notified — which matters if a dispute ever reaches the Landlord and Tenant Board.
If a tenant does not pay on the due date, we allow a single day grace period — but only under specific conditions. The tenant must proactively contact us, confirm their full intention to pay, and provide a reasonable explanation for the delay. If they do that, we document the communication and allow the short extension. If they do not reach out, do not communicate, or provide no reasonable explanation, the grace period does not apply. Silence is not acceptable and we do not wait.
If a tenant fails to pay and fails to communicate within our grace period, we do not send informal follow-up messages or give them additional time. We issue the appropriate LTB notice immediately — typically an N4 Notice to End a Tenancy Early for Non-Payment of Rent. This starts the legal clock running right away and ensures your landlord rights are fully preserved. Every day of delay in issuing proper notice is a day added to how long a non-paying tenant can remain in your property. We eliminate that delay entirely.
Every reminder sent, every communication received or not received, every payment made or missed is logged and timestamped. If your case proceeds to a Landlord and Tenant Board hearing, you have a complete, airtight paper trail showing exactly what happened, when it happened, and what steps were taken. This level of documentation is what separates a successful LTB application from a dismissed one.
We track all payments, issue receipts to tenants, and disburse collected rent to you on a consistent schedule every month. You never have to follow up, chase anyone down, or wonder where your money is. Your funds arrive reliably while we handle everything behind the scenes.
Our rent collection process is designed to keep you out of difficult positions and move fast when tenants do not hold up their end of the lease. You should never be absorbing the cost of a tenant's failure to pay — and with our process in place, you won't be.
One of the most underrated benefits of professional property management is having a buffer between you and your tenants. We serve as the primary — and in most cases the only — point of contact for your tenants. All phone calls, emails, text messages, maintenance requests, complaints, and inquiries are handled by our team. This keeps your personal contact information private, ensures every interaction is documented, and removes the emotional stress that often comes with direct landlord-tenant communication. You are kept informed of anything significant without being involved in the day-to-day.
Regular property inspections are one of the best tools a landlord has to protect the condition of their investment. We conduct move-in inspections with detailed written reports and photographs, periodic mid-tenancy inspections to catch maintenance issues early, and thorough move-out inspections to assess any damage beyond normal wear and tear. All inspections are scheduled and carried out in strict compliance with Ontario's notice requirements under the Residential Tenancies Act — meaning proper written notice is always given in advance. Our inspection reports give you a clear, documented record of your property's condition at every stage of a tenancy.
Unexpected repairs and ongoing maintenance are one of the biggest sources of stress for Ontario landlords. Left unmanaged, maintenance issues escalate into costly repairs, bylaw violations, and LTB applications filed by tenants claiming the property is not being kept in a good state of repair. We take this entire responsibility off your hands — from the moment a request comes in to the moment the work is completed and documented.
When something needs fixing, we move quickly. Tenants submit repair requests directly through our system and we dispatch the appropriate professional as soon as possible. We assess the issue, source the best repair option at the best price, and get the work done without unnecessary delays. You are notified before any significant work begins and kept informed throughout — no surprises, no inflated invoices, no chasing contractors on your own.
Maintenance emergencies don't happen on a schedule. A burst pipe, a heating failure in January, or a power issue in the middle of the night requires an immediate response — not a voicemail. We provide around-the-clock support to handle urgent maintenance situations as they arise. Tenants always have someone to reach, which protects your property from damage caused by delayed responses and keeps you compliant with Ontario's maintenance standards under the Residential Tenancies Act.
We maintain established working relationships with a vetted network of licensed and insured tradespeople across Ontario — electricians, plumbers, HVAC technicians, handypersons, cleaning companies, snow removal services, and pest control operators. We work exclusively with professionals who deliver quality, efficient, and reliable service. Our team is fully trained in the Ontario Residential Tenancies Act and understands the legal obligations that come with maintaining a rental property in this province.
We handle all scheduling directly with tenants and contractors, ensuring proper written notice is given in advance of any entry as required by Ontario law. Every maintenance visit is coordinated at a time that works for the tenant, logged in detail, and followed up to confirm the work was completed to standard. You never have to make a single call, coordinate a single appointment, or follow up with a single contractor.
Beyond reactive repairs, we also help identify maintenance issues before they become expensive problems. Regular property inspections allow us to catch early signs of wear, water damage, pest activity, or mechanical issues so they can be addressed at a fraction of the cost of emergency repairs. Staying ahead of maintenance protects the long-term value of your investment and reduces the likelihood of tenant complaints or bylaw orders.
As an Ontario landlord, you are legally required to maintain your property in a good state of repair at all times. We make sure that obligation is met — thoroughly, professionally, and without it consuming your time.
Owning rental property is a business, and like any business it requires clear financial records. We provide organized monthly statements showing all rental income received, expenses incurred, and maintenance costs for each property. At year end, you receive a comprehensive annual summary that makes tax time straightforward. Whether you own one unit or several properties across Ontario, you always have a clear, accurate picture of how your investment is performing.
This is the area where landlords most often hurt their own case — and most of the time, they don't realize it until it's too late.
Many landlords attempt to handle LTB notices themselves. It seems straightforward enough: download the form, fill it out, serve it to the tenant. But the Ontario Residential Tenancies Act has very specific rules around which notice applies to which situation, how it must be completed, how it must be served, and what the exact timelines are before any further steps can be taken. A notice served one day early, a form filled out with the wrong termination date, a detail left blank, or a procedure not followed precisely — any one of these is enough for the Landlord and Tenant Board to dismiss your application entirely.
We have seen landlords arrive at LTB hearings confident they handled everything correctly, only to have their application thrown out on a technicality that could have been avoided entirely. Months of waiting for a hearing date, lost rent, stress — all of it wasted because the notice was not done right from the start. It is one of the most frustrating and avoidable situations a landlord can find themselves in.
We prepare and serve all legally required LTB notices on your behalf, including:
Every notice we prepare is reviewed for accuracy before it goes out — correct form, correct termination date, correct service method, correct supporting documentation. We follow the RTA procedures precisely so that when the time comes to take the next step, your file is solid and your position at the Landlord and Tenant Board is as strong as it can possibly be.
Don't let a paperwork error undo months of effort. Contact us before you serve any notice and make sure it is done right the first time.
When a tenancy situation becomes difficult, the instinct is often to move straight to formal eviction proceedings. In our experience, that is not always the fastest, cheapest, or most practical path forward — and it is never the first step we take. We start every eviction support engagement the same way: with a conversation.
Before any notices are issued or recommendations are made, we sit down with you to fully understand your situation, your priorities, and what outcome you are actually trying to achieve. What you need from a tenancy situation and what the fastest path to that outcome looks like are not always the same thing. Once we understand your goals, we give you our honest recommendation on the best way forward — which may or may not involve formal LTB proceedings.
Sometimes the most effective solution is not a notice — it is a conversation between the parties. Many tenancy disputes can be resolved through a mutually agreed arrangement that works for both the landlord and the tenant, without the time, cost, and uncertainty of a formal LTB hearing.
A common example is owner's own use situations — where a landlord needs to reclaim their unit for personal use or for a family member. In many of these cases, the tenant is willing to vacate but faces a real financial barrier: coming up with first and last month's rent at today's rental prices, plus the cost and stress of finding a new home. When that financial pressure is the only obstacle, both parties often have more common ground than they realize. We facilitate these conversations and help structure a cash for keys agreement — where the tenant agrees to vacate by a mutually agreed date in exchange for additional financial compensation from the landlord. The landlord gets their unit back without a lengthy LTB process. The tenant gets the financial support they need to move forward. Both parties leave the situation with a resolution they agreed to.
This approach saves landlords significant time and legal costs compared to a formal N12 application, which can take months to work through the LTB backlog before a hearing is even scheduled.
When a negotiated resolution is not possible or appropriate, we guide you through the formal eviction process under the Residential Tenancies Act. Evicting a tenant in Ontario is governed by strict rules — wrong forms, incorrect notice periods, and improper service of notices can result in your application being dismissed at the Landlord and Tenant Board, forcing you to start over and lose additional months of rent in the process.
We assess your grounds carefully, advise on the correct notice type for your specific situation, and ensure every step is handled correctly from day one. Whether the issue is non-payment of rent, persistent late payment, property damage, illegal activity, or interference with other tenants, we know which notices apply, what the timelines are, and what documentation you need to build a strong case.
Every tenancy situation is different. Whether your situation calls for a direct conversation, a negotiated exit, or formal LTB notices, we assess your specific circumstances and walk you through exactly what your options are. Book a free consultation and let's talk about what the right path forward looks like for you.
When a matter escalates to a formal hearing at the Landlord and Tenant Board, having experienced representation can make the difference between a successful outcome and a dismissed application. Our legal team specializes in landlord and tenant matters in Ontario and is available to represent you at LTB hearings — whether the issue involves eviction, rent arrears, tenant damage claims, maintenance disputes, or any other matter before the Board. We prepare your case thoroughly, gather the necessary documentation, and present your position clearly and professionally. Legal representation at the LTB is offered as a separate service with its own retainer agreement and fee structure. Ask us about this service during your initial consultation.
Whether you are a first-time landlord in Ontario or an experienced investor managing multiple properties, Simpli Managed Properties is here to protect your investment and take the day-to-day stress off your plate. Our team understands Ontario landlord-tenant law, the Residential Tenancies Act, and what it takes to manage rental properties professionally and profitably. Contact us today for a free consultation and let's talk about how we can help you.