What counts as income property maintenance?
It is the upkeep of a property that earns rent: an apartment, a rental unit, a business space. Reborn Renos does it two ways: on-call jobs when something breaks, and regular maintenance at set prices agreed with you. The on-call jobs include:
- lock replacements, such as a new deadbolt
- smoke and fire alarms, of every kind
- plumbing repairs, such as a leaking pipe, a toilet or a faucet (Michal is a plumber)
- window screens
- other repairs: tell us what is broken
Doors, casing and baseboard are part of the work too: see doors, trim and millwork. The work between one tenant and the next is on property turnovers, new walls and a full interior are on apartment and commercial renovations, and a building's hallways, stairs and balconies are on common areas and balconies.
How small can a call be, and what does it cost?
No job is too small: a window screen or a single lock is a job, at a set price you hear before the work starts. Regular maintenance is at set prices agreed with you. A bigger job gets its own written quote before work starts, with every line priced and HST added at 13% at the end. The common questions say the same.
Who has to keep a rental unit in repair?
For a home someone rents, the landlord. The Residential Tenancies Act says: A landlord is responsible for providing and maintaining a residential complex, including the rental units in it, in a good state of repair and fit for habitation and for complying with health, safety, housing and maintenance standards.
(Residential Tenancies Act, s. 20) A lock that will not turn or an alarm that has failed is the kind of repair this page covers.
Can you work in a unit where a tenant lives?
Yes. Repairs and painting in occupied units are part of the work. Two rules in the Residential Tenancies Act matter when a tenant lives there:
- Notice. The Act says:
A landlord may enter a rental unit in accordance with written notice given to the tenant at least 24 hours before the time of entry
and lists this reason:To carry out a repair or replacement or do work in the rental unit.
(Residential Tenancies Act, s. 27) - Keys. The Act says:
A landlord shall not alter the locking system on a door giving entry to a rental unit or residential complex or cause the locking system to be altered during the tenant's occupancy of the rental unit without giving the tenant replacement keys.
(Residential Tenancies Act, s. 24)
When you book a repair in an occupied unit, plan the notice, and plan the new keys if the job is a lock.
What do the smoke alarm rules say?
For a rented home, the Ontario Fire Code says: Smoke alarms shall be maintained in operating condition.
(Ontario Fire Code, 6.3.3.3) It also says: A smoke alarm shall be replaced within the time frame indicated in the manufacturer's instructions.
(Ontario Fire Code, 6.3.3.7) Smoke and fire alarms of every kind are part of our on-call work. The Code's alarm tests are on the turnovers page.
Can maintenance be on a yearly agreement?
Yes. Turnovers, repairs and maintenance can go on one of three property service agreements, with rates set per unit type and priority scheduling. The standards a rental has to meet are in rental maintenance standards, and the notice needed to enter an occupied unit is in entering a rental unit for repairs. Leaks and their damage are on water damage and mold repair.
Are you insured, and how do I book a call?
Yes. Reborn Renos is insured and covered by WSIB, and your satisfaction is guaranteed, as written in your contract. It is a new business, and Michal, who runs it, has seven years in the trade. We work in Beamsville, Lincoln, Grimsby, Stoney Creek, Hamilton, St. Catharines, Thorold and Niagara Falls. Call (905) 920-1418, Monday to Saturday, 7 am to 7 pm, or send the details on the request page: what is broken, where it is, and a photo.