Found Spaces manages multi-family rentals across Hamilton, Burlington, and Kitchener. We lease every unit in 21 days, collect rent across all tenants, coordinate building-wide maintenance, and send one consolidated monthly statement.
Full-service management for duplexes, triplexes, fourplexes, and small apartment buildings. One monthly fee per door. Everything below included.
Each vacant unit gets its own pricing analysis, photos, listing, and screening workflow. Listings go on Realtor.ca, Kijiji, Facebook Marketplace, Zumper, and our own site. See our leasing services
Direct deposit set up with every tenant. One monthly statement showing rent collected across all units, flagged late payments, and net deposit to your account. See pricing
One vetted trades network handling both in-unit repairs and common-area work: hallways, laundry rooms, roofing, HVAC, snow, landscaping. Photo and invoice documentation for every job. See maintenance services
When a unit turns, we handle the move-out inspection, coordinate cleaning and repairs, reprice for current market, and have the next tenant in within 21 days of market-ready. Vacancy is the biggest expense in multi-family. We treat it that way.
No heat in January across a fourplex is an emergency for four households. Our line is staffed around the clock with real humans, not a voicemail menu. How emergencies are handled
N4s, N12s, LTB filings, AGI applications, and rent increase notices handled under the RTA. Monthly and year-end owner statements with per-unit and building-level breakdowns through the owner portal.
A fourplex isn't four houses. Rent on one unit covers part of the mortgage. Rent on all four covers the mortgage, the taxes, the reserve fund, and the owner's return. A single vacant unit sitting for two months can erase the year's profit margin. That's why multi-family owners care less about any one tenant and more about keeping occupancy at 100%.
We manage multi-family buildings like a business unit, not a collection of individual rentals. Vacancy is the line item we watch hardest. Our 21-day leasing guarantee applies per unit, so if a unit sits past 21 days after being market-ready, the next month's management fee on that unit is free. Aligned incentive, in writing.
Kate Mackay, our founder, invests in multi-family herself. She knows the difference between a cap rate on paper and a cap rate after real vacancy, real turnover, and real capex. Our reporting reflects that reality, not the broker's pitch deck. Read more about Kate and Found Spaces →
If you own a portfolio of 20+ units across multiple buildings, portfolio property management is likely a better fit. If you own a single detached house or condo, see single-family property management.
Pricing is structured per unit, with volume adjustments as door count increases. Most small apartment buildings fall within a standard percentage of rent collected, plus a one-time leasing fee when each unit is placed. See full property management pricing, or request a free quote for exact numbers on your building within 24 hours.
Duplexes, triplexes, fourplexes, and small apartment buildings up to 20 units. For portfolios larger than that, see portfolio property management. For single detached homes, townhouses, and condos, see single-family property management.
Each unit gets its own listing, photos, and pricing analysis so they don't cannibalize each other. We stagger market-ready dates where possible so showings run concurrently and applicants can compare units. Our 21-day leasing guarantee applies per unit.
Yes. Hallways, laundry rooms, shared mechanicals, roofing, exterior, landscaping, snow, fire safety inspections, and any building-wide capex. Our maintenance services are set up for both in-unit and building-level work.
Annual rent increases are processed using the Ontario guideline rate with the proper N1 notices. Above-guideline increase applications, where capital expenditures or extraordinary operating costs qualify, are prepared and filed on your behalf. You see every filing before it goes in.
Most of the multi-family buildings we take on are fully or partially occupied. We review every existing lease, transfer last month's deposits, introduce the new management to tenants, and transition rent collection into our system from the next rent cycle. No disruption, no service gap.
Yes. A large portion of our clients are out-of-town landlords who own multi-family in Hamilton, Burlington, or Kitchener but live elsewhere. We handle inspections, tenant communication, maintenance, and reporting with full visibility through the owner portal.
Yes. N4s are filed the day the grace period ends. LTB applications, hearings, and enforcement are handled on your behalf across every unit. You get weekly updates and a full paper trail per file.
Tell us about your building and unit mix. We'll send you a detailed management proposal within 24 hours, no obligation.
