Founded by a landlord who manages her own rentals the same way she manages yours.
Here's what we actually manage, and what we put on the line to earn your business.
Everything below is standard, not an upsell. Learn more about our leasing services and maintenance program.
Dedicated portfolio manager
Dedicated accountant
Rent collection and tracking
Online financial reporting
Direct deposit to your account
Lease enforcement
Tenant management
Property evaluations
Pre-move-out inspections
Move-in and move-out inspections
Tenant portal
Owner portal
Hamilton-area coverage
Utility expense management
Credit reporting via Openroom
Tenant financial literacy (Money Machine)
No flat percentage-of-rent fees. No surprise charges. Pick the membership tier that matches how hands-on you want to be, and the monthly cost is fixed and predictable.
Book a free consultationSpecialized work outside the standard package. Priced per use, quoted upfront, no hidden fees.
In-house maintenance
Design services (maximize rental value)
Leasing services (placement and screening)
Unit turnover maintenance
Credit bureau reporting
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
In-house pest control
Every pay-as-needed service is quoted and approved by you before we begin. No work happens without your sign-off.
Percentage of monthly rent collected. Longer terms unlock lower rates and added perks.
1 year
Contract
of monthly rent collected
2 year
Contract
of monthly rent collected
3 year
Contract
of monthly rent collected
Custom packages available for portfolios of 10+ units.
Flat monthly rate per property. Predictable, no percentage-of-rent surprises.
1 year
Contract
per property
2 year
Contract
per property
3 year
Contract
per property
Custom packages available for condos and portfolios of 10+ units.
No questions asked. If we're not the right fit, we don't keep your money. Custom packages available for condos and portfolios of 10+ units.
Get started
From first call to tenant in place in about two weeks.
15 minutes. We'll learn about your property and answer your questions.
We assess your property, run a rental valuation, and match you to the right plan.
We handle paperwork, marketing, screening, and placement. You go back to your life.
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
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 2026The 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%)
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.
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.
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.
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 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.
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.
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 leasingScheduled 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 maintenanceWe 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 areasIf 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.
You get one manager who knows your property and one accountant who handles your books. No call centres, no getting bounced between departments.
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.
When something breaks, our support line handles it. We coordinate the repair, supervise the work, and update you through your owner portal.
Credit, income, employment, rental history, and references. Our Acceler8 Tenant Audit puts the right tenants in your property from day one.
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.
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.
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 Hamilton Mountain or a century-old duplex in the North End. We manage properties in Dundas, Ancaster, Stoney Creek, Binbrook, and every community in between.
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. Whether the property sits in Dundas, Stoney Creek, or Flamborough, we prepare the paperwork correctly the first time so you don't lose months to procedural errors.
LTB forms and resourcesYour 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. That applies whether your rental is in Ancaster, Binbrook, or on Hamilton Mountain.
Learn about maintenanceEach 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. A newer build in Binbrook draws a different tenant than a century home in Dundas.
Our pricing recommendations are based on real-time rental data from across these micro-markets, not generic estimates. From Waterdown to Mount Hope, your rent reflects what your specific neighbourhood will actually pay, and your vacancy stays short.
Try the investment calculatorWe run our own tenant screening process, not a third-party credit check and a phone call. Whether we're placing tenants in a Grimsby townhouse, a Brantford semi, or a Waterdown detached home, the goal is the same: place tenants who pay on time, respect the property, and stay longer. That protects your cash flow better than any contract clause.
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.
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.
We 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.
Based 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.
Your 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.
We 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.
We 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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.”
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.
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
