Maintenance is the aspect of property management that generates the most operational stress. An unaddressed urgent repair can escalate into a legal problem. But with the right systems, maintenance becomes predictable and manageable rather than chaotic.
Your legal obligations
In Québec, Article 1910 of the Civil Code requires landlords to maintain the dwelling in good habitable condition throughout the lease. In Ontario, the Residential Tenancies Act imposes the same standard. These obligations cannot be waived by any lease clause.
Response times by urgency
Immediate emergencies (no heat in winter, burst pipe, electrical failure): within 24 hours. Significant issues (water leak, mould, door that won't lock): within 48–72 hours. Standard maintenance: schedule within 2 weeks in agreement with the tenant.
Preventive vs. reactive maintenance
A dollar invested in preventive maintenance saves three in reactive repairs. Prevention costs less, causes less disruption for tenants, and protects the value of your asset. Conduct an annual inspection of each unit (24-hour notice required) to check: plumbing, heating, window/door seals, smoke and CO detectors, and mould in bathrooms and kitchens.
Building a tracking system
The biggest maintenance problem is scattered tracking: requests by SMS, email, Facebook Messenger — everything gets lost. The solution is a single, structured channel. Every request should log: date, description, priority, assigned contractor, cost, and before/after photos.
Building your contractor network
- Have at least two options for each trade: plumber, electrician, locksmith (24/7), general contractor
- Verify each contractor is licensed (RBQ in Québec) and insured
- Get two to three quotes for any work over $500
- Pay promptly and build loyalty — reliable contractors will prioritize you in emergencies
Documentation for your protection
Document every repair: before photo, description of work, after photo, receipt or invoice. This serves three purposes: tax deductions (repairs are deductible), protection in tenant disputes, and maintenance history for future buyers.