How property management is billed
In Québec, property management is generally billed through a few combined models: a percentage of collected rent, a monthly minimum, and one-off fees for certain events. Management fees vary depending on the property type, number of units, level of involvement required, building condition, included services, and mandate scope. Be wary of any "exact" price quoted before anyone has even seen the building: at CASAFORTA, published pricing is always 'starting at' or 'quote-based', and the real price is confirmed after qualification.
The percentage of rent
The most common model for rental management: a percentage of collected rent, complemented where needed by a monthly minimum. The range varies widely with the building's size and the scope of services — a small plex doesn't compare to a larger building. Key point: a good manager is paid on rent actually collected — their interests are aligned with yours. At CASAFORTA, the applicable rate is set on a quote basis, after qualification.
The monthly minimum
Below a certain number of doors, the percentage alone doesn't cover the real work. A monthly minimum then applies — a floor that guarantees serious service even for a small building. That's normal, and it's more honest than a percentage so low it forces the manager to neglect your building.
Leasing fees (tenant placement)
Finding and placing a tenant is an event, not a monthly task: listing, showings, checks, lease. So it's billed separately, according to the market and the effort involved, and it should always be disclosed clearly. At CASAFORTA, these fees are set by mandate scope and confirmed by quote.
Work-coordination fees
Coordinating major work (roof, façade, renovations, claims) goes beyond day-to-day management. Work-coordination fees are usually a fixed fee or coordination fee based on the scope of the mandate. Construction contracts are entered into directly between the owner and the licensed contractor when required. The regulated work itself is performed and signed by licensed partners.
The upfront diagnostic
At Casaforta, every mandate begins with an Owner Clarity Diagnostic™ — a reading of the building, its risks and an action plan. It carries a cost (from $950), often partially credited if you then entrust us with management. It's what lets you act on facts rather than impressions.
Special mandates
Owner private office, portfolio oversight, asset protection, partner coordination: these bespoke mandates are priced case by case. They're for owners who want a genuine wealth strategy, not just rent collection.
Why premium management bills events separately
Serious management doesn't "hide" costs inside a single vague percentage. It separates day-to-day management (predictable, monthly) from events (leasing, works, claims, transactions), so you know exactly what you're paying for and why. Transparency, not hidden commissions.
Cheap is not the same as asset protection
The cheapest manager often runs hundreds of buildings at once: yours becomes one line among many. Private property management grounded in condition costs more because it does more — it reads the building, anticipates the work, plans the capital (see the 25-Year Capital Plan) and defends your asset's value. The real question isn't "how much does it cost" but "how much does it protect."