Property management for
out-of-town landlords
Property Management in Hamilton, so you can focus on what matters most.
Managing a property from afar can be stressful. Found Spaces is here to give you peace of mind by handling everything on the ground, so you don’t have to. From tenant care to regular property updates, our local experts in Hamilton have you covered.
Managing a rental property from another city, province, or country means relying on someone local to protect your investment. Found Spaces is that someone. We handle tenants, maintenance, legal compliance, and CRA tax filings so distance never puts your property at risk.
Boots on the ground
Hamilton-based team handling everything in person on your behalf
Real-time owner portal
Financials, inspections, and maintenance records accessible from anywhere
CRA tax compliance
NR6, NR4, and Section 216 filings handled for non-resident landlords
Full-service management
Leasing, maintenance, legal, and financial reporting under one roof
Why remote landlords need local property management
Owning a rental property in Hamilton while living in Toronto, Vancouver, Calgary, or outside Canada creates a specific set of risks that local landlords don't face. You can't respond to a burst pipe at 2 a.m., meet a contractor for an estimate, or attend an LTB hearing on short notice. Every one of those situations requires someone physically present who knows the property, the tenant, and Ontario's regulatory framework.
Self-managing from a distance also means relying on tenants to report problems honestly and on time. Deferred maintenance is the most expensive mistake remote landlords make. A small leak that goes unreported for three months can cause $15,000 in structural damage. Regular inspections by a local team catch these issues before they escalate.
Ontario's Residential Tenancies Act adds another layer. The province has strict rules around rent increases, notice periods, eviction procedures, and maintenance standards. Landlords who don't know the process or miss a deadline lose time and money. Found Spaces handles all legal compliance and LTB filings so your property stays within the law regardless of where you live.
What Found Spaces manages for out-of-town landlords
Non-resident tax compliance for Canadian rental properties
If you live outside Canada and earn rental income from a Canadian property, the CRA requires 25% withholding tax on your gross rental income, remitted monthly by the 15th of the following month. Without proper filing, you pay tax on the full rent collected, not your actual profit. Found Spaces acts as your Canadian agent for CRA purposes.
Undertaking to file an income tax return
Found Spaces files Form NR6 with the CRA on your behalf before the first rent payment of the year. Once approved, we withhold 25% on your net rental income (rent minus eligible expenses) instead of the gross amount. We set up a dedicated remittance account for each landlord to keep your withholdings separate and properly tracked.
Statement of amounts paid to non-residents
At the end of each year, Found Spaces prepares and files your NR4 slip and summary with the CRA. This reports the gross rental income paid to you and the total tax withheld during the year. You receive a copy for your personal tax records.
Non-resident income tax return
If an NR6 is filed and approved, you are required to file a Section 216 income tax return by June 30 of the following year. This return calculates your final Canadian tax liability on the net rental income and may result in a refund of some withholding tax.
Deadline: The NR6 must be submitted to the CRA on or before January 1 of each year, or before the first rental payment is due. Found Spaces manages these deadlines and handles all remittances directly with the CRA. Missing an NR6 filing or a Section 216 return can result in penalties and a requirement to pay tax on your gross rental income.
Stay connected from anywhere
Distance doesn't mean being in the dark. Our technology keeps you informed without requiring day-to-day involvement.
Secure owner portal
Access financial statements, inspection reports, maintenance records, and tax documents from any device, in any time zone.
Regular property updates
Inspection summaries, financial reports, and status updates sent on a regular schedule. No surprises.
Direct access to our team
Call or email our Hamilton office directly when you need something urgently. You always reach a real person.
Maintenance coordination
Tenants submit maintenance requests through our online portal with photos and descriptions. Our team triages each request, dispatches the right technician, and updates you with costs and completion photos.
Non-emergency repairs are completed during business hours. Emergencies go to our 24/7 line. You set your own approval threshold for repair costs, so nothing gets authorized without your knowledge.
Every repair is documented in your portal with photos, notes, and receipts for tax purposes and property history.
Tenant management
Found Spaces handles the full tenant lifecycle. We screen applicants through our 9-step Acceler8 audit, draft and execute leases compliant with Ontario's Residential Tenancies Act, collect rent, and enforce lease terms.
If issues arise, we handle noise complaints, unauthorized occupants, and property damage through proper legal channels. When eviction becomes necessary, we manage the entire LTB process from notice to hearing to enforcement.
Move-in and move-out inspections are completed with photo documentation so there's never a dispute about property condition.
Protect your Hamilton investment from anywhere
Out-of-town ownership doesn't have to mean out-of-control costs. With proper management, your Hamilton rental property generates consistent returns without requiring your physical presence. Found Spaces currently manages over $160M in residential real estate across three Ontario markets, and a significant portion of our clients are remote or non-resident landlords.
Our rent guarantee program adds another layer of protection, covering up to $60,000 in lost rent, $10,000 in property damage, and $1,500 in legal fees if a tenant defaults. For remote landlords, this eliminates the single biggest financial risk of Ontario rental ownership.
Use our investment calculator to model how professional management affects your net returns after accounting for management fees, maintenance, vacancy, and tax implications.
Already own a Hamilton rental and managing it yourself from out of town? Read about how our onboarding process works. Most properties are fully transitioned within two weeks, with zero disruption to your current tenants.
Remote landlord management available across:
Common Questions From
Out-of-Town Landlords
How do I stay updated on my property if I live far away?
You get access to a secure owner portal with financial statements, inspection reports, and maintenance records. Found Spaces also sends regular updates by email. You can call or email our office any time for a status update.
How does Found Spaces handle tenant placement for remote landlords?
We handle the full leasing process locally. That includes property advertising, tenant showings, application screening, credit and background checks, lease signing, and move-in inspections. You approve the final tenant selection, but you don’t need to be present for any of it.
What happens if there's a maintenance emergency at my property?
Tenants call our 24/7 emergency line directly. We dispatch contractors and manage the repair without needing your involvement for urgent issues like flooding, no heat, or gas leaks. You receive a full report after the issue is resolved.
Can I set rules about pets, smoking, or modifications to my property?
Yes. Your preferences are written into the lease agreement. Found Spaces enforces these terms on your behalf and handles any violations through proper legal channels under Ontario’s Residential Tenancies Act.
How do I receive my rental income?
Found Spaces deposits your rental income directly into your bank account on a set schedule. You receive a monthly financial statement through the owner portal showing rent collected, expenses, and net income.
Do I need to visit my property for inspections?
No. Found Spaces conducts routine property inspections and sends you a detailed report with photos. We also handle move-in and move-out condition reports.
Does Found Spaces handle NR6 and NR4 filing for non-resident landlords?
Yes. Found Spaces acts as your Canadian agent and files Form NR6 with the CRA so you can pay withholding tax on net rental income instead of gross. We set up a dedicated CRA remittance account for each non-resident landlord, handle monthly tax remittances, and file your NR4 slip and summary at year-end.
What happens if I don't file an NR6?
Without an approved NR6, the CRA requires 25% withholding tax on your gross rental income, not your net income after expenses. That means you pay tax on the full rent amount before any deductions. Filing an NR6 through Found Spaces reduces the withholding to 25% of net income, which is significantly less. You are also required to file a Section 216 return once the NR6 is approved.
Found Spaces Property Management Inc. is a residential property management company based in Hamilton, Ontario. Founded in 2017, Found Spaces manages over 650 rental units across Hamilton, Burlington, Kitchener, St. Catharines, and Halifax. The company provides full-service property management for landlords and investors, including leasing, maintenance, legal coordination, tenant support, and non-resident tax compliance.
Last Updated April 2026.