Trusted Property Management Services in Hamilton, Ontario
Increase Cash Flow
Get Paid on Time
Eliminate Stress
Elevating Your Property Management Experience Through Trust, Transparency and Accountability
At Found Spaces, all of our property management packages are designed to provide comprehensive and hassle-free services for both property owners and tenants, ensuring the smooth operation and maintenance of properties under our care. Our standard package includes a wide range of services aimed at maximizing property value, minimizing operating costs, maintaining high occupancy rates, and ensuring tenant satisfaction.
Learn more about our leasing services and maintenance program.
What's Included in Every Management Package:
Dedicated Portfolio Manager
Dedicated Accountant
Rent Collection and Tracking
24/7 Customer Support
Online Financial Reporting
Direct Deposit to Landlords account
Lease Term Enforcement
Tenant Management
Property Evaluations
Pre-Move out Inspections
Tenant Portal
Owner Portal
Tenant Benefit Package
Move In / Out Inspections
Utility Expense Management
Tenant Financial Literacy Courses
While our property management package is comprehensive, certain specialized services or situations may incur additional fees. These are always communicated transparently upfront, without any hidden charges.
Pay As Needed Services
- In House Maintenance
- Design Services (To maximize rental value)
- Leasing Services (Placement, Screening)
- Unit Turnover Maintenance
- Credit Bureau Reporting
- Completion of LTB Legal Notices
- Rental Guarantee
- Legal Expenses (LTB Matters)
- Evictions
- Small Claims Court
- Collections
- Semi-Annual Inspections
- Lawn Care
- Snow Removal
- Tenant Guarantee
- Cash for Keys
- Inhouse - PestControl
Our goal at Found Spaces is to provide landlords with peace of mind and tenants with a comfortable living experience. We believe in transparent pricing and clear communication regarding our services and any associated costs.
We only get paid, when you get paid
Property owners are encouraged to discuss their specific needs with us to ensure a clear understanding of our service package and any potential
additional fees.
Property Management Pricing Multi-family
2 Year
contract-
Free Onboarding
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FREE virtual staging
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$85 maintenance credit/year
3 Year
contract-
FREE Onboarding
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Free Virtual Staging
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$85 maintenance credit/year
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10% Off Tenant Locate Fee
Property Management Pricing Single Family
2 Year
contract-
Free Onboarding
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10% OFF Tenant Locate
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$85 per Year Maintenance Credit
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3 Year
contract-
Free Onboarding
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10% OFF tenant Locate
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$85 per Year Maintenance Credit
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Free Virtual Staging
SATISFACTION GUARANTEE
If you’re not completely satisfied with our services within the first 30 days, we’ll refund your management fee, no questions asked. Custom Packages available for condos and portfolios over 10+ Units.
How to Become a Found Spaces Property Management Company Client
1. Book a Call
Let's have a call together to see if becoming a Found Spaces Property Management Inc client fits your needs
2. Receive A Solution
In our Free Consultation & Assessment, we will assess your needs and situation and recommend the best solution.
3. Onboard & Relax
With Our Process and ongoing support from our team, you will see your portfolio thrive and your time saved.
What Our Hamilton Landlords Say About Found Spaces
Found Spaces Property Management Is Trusted By Top Investors
Hamilton's Rental Market in 2026
Hamilton is one of the few Ontario cities where asking rents are still climbing. While the national average fell 5.3% year-over-year, Hamilton saw a 12.9% increase in asking rents for apartments, according to the Rentals.ca April 2026 National Rent Report.
Average asking rents in Hamilton, ON. Source: Rentals.ca, January 2026
Year-over-year rent growth
While rents fell in Toronto, Vancouver, and Calgary, Hamilton asking rents climbed 12.9%. Fewer available units and sustained demand from investors moving east of the GTA are keeping prices firm. Use our investment calculator to see what your property could earn.
Rentals.ca & Urbanation, April 2026Hamilton vacancy rate
The Hamilton CMA vacancy rate rose to 3.6% in 2025, the highest since the pandemic. Reduced international student demand near McMaster and Mohawk, plus 1,337 new rental units under construction, are opening up the market.
CMHC 2025 Rental Market ReportRents are strong, but the margin for error is shrinking. Overpricing by $100 to $200 a month now means weeks of lost income instead of days. We price your unit using live market data from across Hamilton's neighbourhoods, screen tenants through our Acceler8 Tenant Audit, and time lease renewals against seasonal demand. The result is shorter vacancies and rents that reflect what the market will actually pay.
Sources: Rentals.ca & Urbanation April 2026 National Rent Report • Rentals.ca Hamilton (January 2026) • CMHC 2025 Rental Market Report • Ontario 2026 Rent Increase Guideline (2.1%)
Why Hamilton Landlords Choose Found Spaces
Managing rental property in Hamilton isn't the same as managing in Toronto or Ottawa. Older housing stock means more maintenance. LTB timelines keep getting longer. Tenant expectations are higher than they were five years ago. We built Found Spaces around these realities, not around a generic property management playbook.
Local Expertise That Shows Up in Your Returns
Hamilton's rental vacancy rate hovers near 2.2%, well below the national average. Our team prices your property using real-time market data from across Hamilton's neighbourhoods, from Westdale student rentals to Mountain family homes, so you capture maximum rent without extended vacancies. See how our leasing process works.
Your Property, Your Strategy
A duplex on Barton Street doesn't need the same approach as a single-family home in Ancaster. We build your management plan around your property type, your financial goals, and your tolerance for involvement. Some owners want monthly check-ins. Others want to hear from us once a quarter unless something needs attention. See how our process works.
Maintenance That Prevents Problems, Not Just Fixes Them
Our property managers in Hamilton run scheduled inspections and flag issues before they become expensive. We coordinate all repairs through our in-house maintenance team and vetted local contractors, and every work order is tracked in your owner portal so you see exactly what was done and what it cost.
You'll Always Know What's Going On
You get a dedicated portfolio manager and a dedicated accountant, not a rotating call center. Monthly financial statements hit your inbox on schedule. Maintenance updates come through your owner portal in real time. And if you call us, a person who knows your property picks up. Read what our landlords say about working with us.
Full-service Property Management for Hamilton Landlords
Found Spaces Property Management Inc. is a residential property management company headquartered at 472 Beach Rd, Hamilton, ON. We manage every stage of the rental cycle, from tenant placement and rent collection to 24/7 maintenance and legal support, so you get reliable income without the day-to-day work.
Tenant placement and screening
We market your vacancy, run our Acceler8 Tenant Audit on every applicant, and place qualified tenants fast. Average time-to-lease across our Hamilton portfolio is under 21 days.
Learn about leasingMaintenance and inspections
Scheduled inspections catch problems early. Our in-house team and vetted Hamilton contractors handle repairs, and every work order is tracked in your owner portal with full cost visibility.
Learn about maintenanceHamilton, Burlington, and Kitchener
We operate in three Ontario markets with local teams in each. Whether you own a duplex in Hamilton's east end or a single-family home in Burlington, your property gets a manager who knows the area.
See all service areasWhat does a property management company do?
If you're a landlord in Hamilton, you already know the job doesn't end when you close on a property. A property management company takes the tenant screening, rent collection, maintenance calls, and LTB compliance off your plate so you earn more with less work. Here's what that looks like with Found Spaces.
Dedicated portfolio manager and accountant
You get one manager who knows your property and one accountant who handles your books. No call centres, no getting bounced between departments.
Rent collection and direct deposit
Tenants pay through our system. We deposit rent directly to your account and follow up on late payments so you don't have to chase anyone down.
24/7 maintenance coordination
When something breaks, our support line handles it. We coordinate the repair, supervise the work, and update you through your owner portal.
Tenant screening that protects your property
Credit, income, employment, rental history, and references. Our Acceler8 Tenant Audit puts the right tenants in your property from day one.
Tenant Financial Literacy Course
Something most property managers don't offer. We help tenants build better financial habits, which means fewer missed payments and more stable tenancies for you.
Monthly financial reporting
Clear statements hit your inbox on schedule. Income, expenses, and maintenance costs broken out so you always know where your investment stands.
We only get paid when you get paid. Whether you own a single-family rental on the Mountain or a multi-unit building downtown, our fee structure keeps us accountable. That's how every one of our contracts works. Have questions? Check the landlord FAQ or read about how our process works.
Property management across Hamilton's neighbourhoods
Hamilton's rental market is not one market. It's a collection of micro-markets, each with different tenant profiles, rent ranges, and maintenance demands. A student rental near McMaster operates differently than a three-bedroom townhouse on the Mountain or a century-old duplex in the North End. We manage properties across all of them.
Ontario regulatory expertise
Ontario's Residential Tenancies Act is stricter than most provinces. Rent increases are capped by the provincial guideline (2.5% for 2025). Eviction timelines through the LTB can stretch six months or longer. A notice served incorrectly means starting over.
We handle all LTB filings, legal notices, and tribunal proceedings in-house. We prepare the paperwork correctly the first time so you don't lose months to procedural errors.
LTB forms and resourcesTechnology that keeps you in control
Your owner portal shows rent collection status, maintenance work orders, inspection results, and financial reports in real time. You don't have to call and ask what's happening with your property.
On maintenance, we use proprietary time tracking technology developed through our sister company Propolio. Custom spending limits on approved repairs mean you never exceed your maintenance budget in a billing period. Every work order is logged, tracked, and visible to you before the invoice hits.
Learn about maintenanceNeighbourhood-level pricing
Each area has its own vacancy patterns, seasonal demand, and tenant expectations. A Westdale student rental and an Ancaster family home don't compete in the same market.
Our pricing recommendations are based on real-time rental data from across these micro-markets, not generic estimates. That means your rent reflects what your specific neighbourhood will actually pay, and your vacancy stays short.
Try the investment calculatorAcceler8 Tenant Audit: screening that protects your cash flow
We run our own tenant screening process, not a third-party credit check and a phone call. The goal is to place tenants who pay on time, respect the property, and stay longer. That protects your cash flow better than any contract clause.
Self-managing vs. hiring a property manager
Some landlords want to stay hands-on. Others want their rental income without the day-to-day work. Here's what each approach actually looks like in Hamilton.
| Responsibility | Self-managing | With Found Spaces |
|---|---|---|
| Tenant screening | ||
| Rent collection | ||
| Maintenance | ||
| Inspections | ||
| LTB filings and evictions | ||
| Financial reporting | ||
| Lease enforcement | ||
| Vacancy marketing | ||
| After-hours emergencies |
The landlords who benefit most from property management aren't the ones who can't manage. They're the ones who've calculated what their time is worth and decided to spend it on acquiring the next property instead of managing the last one. Management fees start at 6.9% for multi-family and $139/month for single-family. Use our investment calculator to see how the numbers land for your property.
What happens when you become a client
The existing "Book a Call, Receive a Solution, Onboard and Relax" steps are real, but here's what actually happens at each stage so you know exactly what to expect.
Free consultation call
Day 1We talk through your property, your goals, and what you're dealing with right now. We'll ask about the property type, current tenant situation (if any), how involved you want to be, and what hasn't worked with previous management. No sales pitch. If we're not the right fit, we'll say so. Book a call.
Custom management proposal
Days 2-3Based on the call, we send you a management proposal with the recommended plan, fee structure, and what's included. You'll see exactly what you're paying, what costs extra, and what results to expect. We walk you through the contract so nothing is unclear.
Property assessment and photography
Week 1Your portfolio manager visits the property for a full condition assessment. We document everything with photos, flag any maintenance issues, and photograph the unit for marketing if it's vacant or upcoming. This becomes your baseline inspection record.
Portal setup and tenant notification
Week 1We set up your owner portal so you can see financials, maintenance, and inspections in real time. If there's a current tenant, we send an introduction letter explaining the transition: who to contact, how to pay rent, and how to submit maintenance requests. The tenant gets their own portal access.
Lease review and compliance check
Week 1-2We review the existing lease for compliance with the Ontario Residential Tenancies Act. If anything is missing, outdated, or unenforceable, we flag it and update the lease at the next renewal. We also verify rent deposit amounts and confirm legal standing.
Ongoing management begins
Week 2+From here, your dedicated portfolio manager and dedicated accountant handle everything. Rent collection, maintenance coordination, tenant communication, inspections, financial reporting, and legal compliance. You get monthly statements and real-time portal access. If something needs your attention, we call. Otherwise, we handle it.
Most onboarding is complete within two weeks. If the property is vacant, we begin the leasing process immediately so you're not losing rent while we set up.
LTB compliance and Ontario rental law
Property management in Ontario operates under the Residential Tenancies Act, and the rules are stricter than in most provinces. Getting them wrong costs landlords months of lost rent and legal fees. Here's what you're dealing with and how we handle it.
Eviction filings and LTB hearings
An improperly served N4 or N12 notice can delay a hearing by months. The LTB currently has a backlog of over 30,000 cases, and a single procedural error means starting over. We prepare all notices correctly the first time, file on schedule, and represent your interests at the hearing.
Current L1 (non-payment) hearings are being scheduled within 3 to 5 months. More complex matters can take longer. Every month saved in the process is rent you didn't lose.
Rent increases and guideline compliance
The 2026 Ontario rent increase guideline is 2.1%, the lowest in four years. This applies to units first occupied before November 15, 2018. Your landlord must give 90 days written notice on the correct form (N1). Units occupied after November 15, 2018 are exempt from rent control but still require 12 months between increases and 90 days notice.
We calculate the correct increase amount, serve the N1 on time, and track the effective date so nothing is missed.
Lease compliance under the RTA
Ontario's Residential Tenancies Act overrides lease terms that don't comply. A clause that restricts pets, charges for guests, or sets an illegal penalty can be thrown out at a hearing and weaken your case on other matters. We audit every lease we take over and draft new leases that hold up at the LTB.
Above-guideline increases (AGIs)
If you've made significant capital improvements or your property taxes or utility costs have increased substantially, you may be eligible for an above-guideline increase through the LTB. We identify when an AGI application makes financial sense, prepare the documentation, and manage the process from filing to approval.
LTB forms and notices we handle
We prepare, serve, and file all standard LTB notices and applications on your behalf. Every form is reviewed for accuracy before it goes out, because one wrong date or missing detail can cost months.
Access our full library of LTB forms and tribunal resources, or read the landlord FAQ for answers to the most common questions we hear from Hamilton property owners.
Frequently Asked Questions
What does property management cost in Hamilton?
Found Spaces charges 6.9% to 8.9% of collected rent for multi-family properties depending on contract length (1-3 years). Single-family property management costs $139 to $159 per month. All plans include a dedicated portfolio manager, rent collection, 24/7 support, financial reporting, and tenant management. Custom packages are available for portfolios over 10 units.
What is included in Found Spaces' property management fee?
All management plans include: a dedicated portfolio manager, dedicated accountant, rent collection and tracking, 24/7 customer support, online financial reporting, direct deposit to landlord accounts, lease term enforcement, tenant management, property evaluations, pre-move-out inspections, tenant and owner portals, tenant benefit package, move-in and move-out inspections, utility expense management, and tenant financial literacy courses.
What areas does Found Spaces provide property management?
Found Spaces Property Management is headquartered in Hamilton, Ontario at 472 Beach Rd, L8H 3K7. We provide full-service property management across Hamilton, Burlington, Kitchener, and Halifax. Our team has extensive knowledge of local rental markets, tenant regulations, and the Residential Tenancies Act in each area we serve.
Does Found Spaces offer a satisfaction guarantee?
Yes. Found Spaces offers a 30-day satisfaction guarantee. If you are not completely satisfied with our property management services within the first 30 days, we will refund your management fee with no questions asked. Read more about our guarantees in our landlord FAQ.
How does Found Spaces handle rent collection?
Found Spaces handles all rent collection and tracking through automated systems. Tenants pay through a secure online portal, and landlords receive direct deposits to their bank account. We enforce lease terms and handle late payment follow-up, including Landlord and Tenant Board (LTB) proceedings if necessary. Our model is simple: we only get paid when you get paid.
What does a property management company do?
A property management company serves as the bridge between property owners and tenants, handling day-to-day operations including tenant screening, lease administration, rent collection, maintenance coordination, property inspections, financial reporting, and legal compliance. Found Spaces goes beyond basic services by providing 24/7 support, an online owner portal, in-house maintenance teams, and guaranteed leasing programs. Visit our about us page to learn more about our team and experience.”
How do I get started with Found Spaces Property Management?
Getting started is a three-step process: First, book a free consultation call where we assess whether Found Spaces is the right fit for your needs. Second, we provide a customized solution and recommendation based on your property and goals. Third, we onboard your property with our proven process, including property assessment, photography, portal setup, and tenant communication. The entire onboarding process is designed to be seamless.
Does Found Spaces manage both single-family and multi-family properties?
Yes. Found Spaces manages both single-family rentals and multi-family portfolios across the Greater Hamilton Area. Single-family management starts at $139 per month on a 3-year contract. Multi-family management starts at 6.9% of collected rent on a 3-year contract. Custom packages are available for condos and portfolios with 10 or more units.
Last Updated April 2026