What work can one call cover?
Most of what a rental building needs between the big projects:
- Property turnovers: paint, drywall, flooring, doors, trim, cabinets and fixtures between tenants.
- Income property maintenance: locks, smoke and fire alarms of every kind, window screens and plumbing repairs.
- Common areas and balconies: hallways, stairwells, laundry rooms, ceiling tiles, baseboard, exhaust fans and balcony concrete.
- Water damage and mold repair, and the drywall and flooring after it.
Bigger jobs, from a new bedroom wall to a full interior, are on apartment and commercial renovations.
Is there an agreement for a portfolio?
Three. A Preferred Contractor Agreement sets rates per unit type with priority scheduling, each job billed when it is done and no annual minimum. An Annual Turnover Agreement fixes pricing by bedroom count for the turnovers a building expects in a year, with an annual spending commitment and agreed turnaround targets. A Full-Service Property Solutions Agreement puts turnovers, repairs, maintenance and common areas under one annual budget. Rates are reviewed once a year. See property service agreements.
How do quotes and approvals work?
In writing. A quote is a list of every part of the job, unit by unit, each line with its own price, then HST at 13% and the total, so an owner can see what each part costs. If a unit has more damage than the scope allows, the extra is billed separately and starts only after you approve it in writing. Under Ontario's Construction Act an owner pays a proper invoice within 28 days and holds back 10 per cent: the rules are in holdback and prompt payment.
Can you work in units where tenants live?
Yes. Repairs and painting in occupied units are part of the work. The landlord's written notice to enter, at least 24 hours ahead under the Residential Tenancies Act, is in entering a rental unit for repairs. When tenants have to move out for the work, read renovating with tenants.
What paperwork will owners ask for?
Proof of insurance and WSIB. Reborn Renos is insured and covered by WSIB; why an owner asks for a clearance certificate before work starts is in WSIB clearance before a contractor starts. At move-out, the records that support a damage claim are in making a former tenant pay for damage, and the rules on things left behind are in belongings a tenant leaves behind.
Which city rules come up in the buildings you manage?
They differ by town. Hamilton has heat, vital services and safe apartment building by-laws and a Vacant Unit Tax: see Hamilton. Thorold needs a rental licence with a self-certification checklist: see Thorold. St. Catharines asks tenants to give the landlord two weeks in writing before a property standards complaint: see St. Catharines. Niagara Falls caps a lot at three units: see Niagara Falls.
When can I reach you?
Monday to Saturday, 7 am to 7 pm. Reborn Renos is a new business, run by Michal, who has seven years in the trade, and your satisfaction is guaranteed, as written in your contract. We work in Beamsville, Lincoln, Grimsby, Stoney Creek, Hamilton, St. Catharines, Thorold and Niagara Falls. Call (905) 920-1418, or send a unit's details and photos on the request page.