FAQs for Home & Property Owners

What are the kinds of properties that Emerald Management & Realty Ltd. manages?

We manage a diverse range of condominiums, single and multi-unit homes, townhomes, apartments, commercial, and office buildings. We also offer unique management services to homeowner associations and condominium corporations that typically require more day-to-day administrative support.

Please contact us directly at 403-237-8600 for more information about Emerald Management & Realty Ltd.’s experience with property management in Calgary.

How much do you charge for your services?

Our fees are based on a mix of hard-costs, fees, and a percentage of the rent generated from your property. We are happy to provide you with a detailed quote that is specific to your property. For more information, please contact us directly at 403-237-8600, and we will provide you with a Request for Proposal form. Once complete, one of our team members will review your property based on information provided in your Request for Proposal, and will generate a detailed quote within three business days.

How much should I charge for renting out my property? How long do you think it will take before I have a tenant?

Emerald Management & Realty Ltd. is happy to provide a FREE estimate of your property. In addition, we can provide you with tips and pointers that will help you get a tenant faster. In some cases, we may have to view your rental unit to provide a fair assessment. For more information, please fill out our Management Proposal form, and one of our representatives will contact you within three business days.

Where will my property be advertised?

We advertise our rental properties through our website and through our partners. Collaboration with various websites have been successful in placing thousands of tenants.

How do you identify good tenants?

We have strict processes that focus on three main attributes of potential candidates:

• a good credit rating
• good references from previous landlords
• a notification of employment (preferably with the employer’s recommendation letter)

Candidates who are unlikely to be reliable will not be considered for tenancy.

How often will Emerald Management & Realty Ltd. inspect my property?

Every property is unique, with inspection needs influenced by size, age, and tenant turnover, among other factors. Accordingly, Emerald Management & Realty Ltd. works with each of our owners to put in place an inspection schedule that best balances the property’s needs and the owner’s peace of mind.

Do you provide tenant placement services only? I can manage my property on my own.

Emerald Management & Realty Ltd. provides full management services which include tenant placement. We do not provide tenant placement as a stand-alone service.

How do you manage tenants that do not pay rent on time?

At Emerald Management & Realty Ltd. we understand how important collecting rent on time is to our owners. Accordingly, we are very diligent with rent collection and we strongly adhere to our rent collection policies. If rent is not received by the third day of the month, a 14-day notice to vacate is issued, as per the Lease Agreement. If the tenant pays their rent immediately after receiving their late notice, the notice to vacate becomes void.

On occasion, our tenants may encounter unusual circumstances that prevent them from paying their rent on time. At Emerald Management & Realty Ltd. we try to identify these unusual circumstances and provide some leniency when necessary, as leniency may be more beneficial to both the landlord and the tenant. These circumstances are assessed on a case-by-case basis, and the landlord will always be informed if such a situation arises.

What if a tenant becomes problematic? How do you handle this situation?

Given that Emerald Management & Realty Ltd. is a third-party between the tenants and the landlords, we often find we can resolve issues with tenants using careful communication and negotiation to cater to everyone fairly. If an odd case arises, we will inform the tenant of their rights as outlined in the Tenancy Agreement and the Landlord-Tenant Laws of Alberta. We find a vast majority of conflicts can be remedied without drastic measures like eviction.

What if an issue with a tenant goes to arbitration? Can I expect support from Emerald Management & Realty Ltd.?

Through our careful tenant screening process, we do not encounter many situations where a tenant will take a landlord to arbitration or vice versa. If such a circumstance were to arise, our team of dedicated staff will be happy to support you through the careful provision of facts that Emerald Management & Realty Ltd. has been made aware of.

I have a new tenant. What are my obligations for insurance?

As the property owner, you are obligated to make sure you have insurance that will cover damages to the building in the event of a flood, fire, or any other catastrophe that can affect the structural integrity of the home. Your tenants are responsible for providing their own insurance to cover their belongings. While it is not an obligation, it is a good business practice to encourage your tenants to seek tenant insurance on their own.

I hear insurance for a condominium is different than insurance for a conventional home. Why?

There are two kinds of insurance you have to consider as a condominium owner – that of the unit owner, and that of the corporation, which has a policy in place to cover anything owned or considered as common property under the Condominium’s Bylaws.

Your Condominium Corporation Insurance will normally cover: the buildings shown in the condominium plan; common property; condominium assets; and the liability of the corporation for claims of property damage and bodily injury suffered by others.

Your Unit Insurance covers your personal contents, additional expenses in the event of injury or loss, and liability for upgrades to your unit (also known as improvements and betterments). We recommend, when identifying which insurance policy is best for you, that you send a copy of your Condominium Corporation’s Bylaws to your insurance provider. The insurance provider will be better able to assist you in selecting the appropriate coverage for your needs.

The insurance company that provides your Condominium’s insurance may provide a discounted rate for any additional insurance you choose to take.

How do you manage pets?

Pet policies are determined either by the landlord or by the building policy. If pets are permitted, the kind of pet, or the characteristics of the pet, may be subject to regulations, either by the building or the landlord. Accordingly, all tenants who have a pet, or wish to have a pet, must fill out the Pet Agreement Form, and submit it to Emerald Management & Realty Ltd. We will first ensure that the pet in question meets the building’s policies (if applicable) and then obtain approval from the Landlord. Once the Pet Agreement Form is approved, the tenant may be responsible for paying a one-time, non-refundable pet fee for cleaning and maintenance purposes.

I am interested! How do I get started with Emerald Management & Realty Ltd.?

Please contact us at 403-237-8600 to obtain a Request for Proposal form. Once we have your completed proposal an Emerald Management & Realty Ltd. team member will review your proposal and contact you within three business days. Our team will provide you with a quote that is specific to your property, and may ask additional questions to ensure your property is rented as quickly as possible. If you have further questions about Emerald Management & Realty Ltd., please contact us at 403-237-8600.

I want to rent out my condo unit. What steps do I need to take?

You will have to acquire a new copy of your Condominium Corporation’s bylaws, which will be given to your tenant when they take possession. There is also a special form that the tenant will have to fill out, acknowledging that they will have to abide by the condominium’s bylaws.

Do I still need to pay condo fees if I am renting my unit?

Traditionally, yes. Condominium fees are billed to the owner of the unit.

Where can I find everything I need to understand my role as a condominium owner?

The following is a list of great resources to assist you as a condo owner:

• Condominium Property Regulations
• Buying and Owning a Condominium
• Personal Information Protection Act
• Human Rights and Citizenship Commission
• Fire Safety
• Condo Watch