Owner economics · 6 min read · Updated 2026
What property management costs in Ontario — and what should be included
Most Ontario management agreements price on a percentage of collected rent, with a separate leasing fee when a new tenancy begins. The number itself matters less than what sits behind it — and what is quietly excluded.
The two fees that make up almost every agreement
A monthly management fee is charged as a percentage of rent actually collected, not rent billed. If it is charged on billed rent, the manager has no financial reason to chase arrears.
A leasing fee is charged once, when a tenancy is signed and the tenant takes occupancy. Paying it before occupancy transfers the manager's risk to you.
Charges worth questioning
Ask for every fee in writing before signing. The common ones that surprise owners later:
- Mark-ups on trade invoices, on top of the management fee
- Renewal fees charged each time a sitting tenant stays
- Inspection or statement fees for work already covered by the monthly fee
- Set-up or onboarding fees for taking the file on
- Early-termination penalties that lock you in for a full year
How to compare two proposals fairly
Model a full year on one real building: twelve months of management fee, one turnover, one renewal and an average maintenance spend. The cheaper headline percentage frequently loses.
Then ask what a vacant month costs you. On a unit renting at $2,600, three extra weeks of vacancy is roughly $1,800 — more than a year of the fee difference between most proposals.
What APLIS charges
A single percentage of collected rent, disclosed in full before you sign, with no invoice mark-ups and no renewal fees. New mandates receive two months complimentary, and agreements end on thirty days' written notice.