We inspect your rental buildings and tell you what’s going to cost you money — before it does.
Quarterly on-site inspections. Every furnace, roof, water heater, and electrical panel documented by age and condition. A clear report after every visit showing what’s aging, what needs attention, and what to budget for.
For landlords with 1–20 units in the St. John’s metro area.
The $4,800 lesson
A furnace died on a Friday night last winter. Emergency call: $4,800. The unit was 17 years old — past its expected lifespan — but nobody was tracking it. If it had been flagged six months earlier, planned replacement would have cost $2,400 on a Tuesday.
That’s the difference between knowing what’s in your building and guessing. Most landlords don’t know the age of their furnace, the last time their roof was inspected, or when their water heater is expected to fail. We do — because we check.
The math
Per month. 4 inspections per year. Every major system checked and documented.
Caught problem pays for the entire year of service.
What you pay when an emergency happens vs. when you plan for it.
What’s included
Quarterly inspections. Condition reports. Capital forecasting. Everything you need to know what’s in your building and what’s coming next.
Every quarter, we inspect:
- Furnace / heating system — age, condition, estimated remaining lifespan
- Roof — condition, last inspection date, visible damage
- Hot water tank — age, condition, leak risk
- Electrical panel — age, capacity, safety concerns
- Plumbing — visible leaks, corrosion, water pressure issues
- Foundation and structure — cracks, moisture, settlement
After every inspection, you get:
- A condition report with photos, condition grades, and risk flags
- An updated asset registry — what’s in your building, how old it is, how long it has left
- A capital forecast — what replacements are coming and what they’ll cost
- Recommended actions — what to address now vs. what to budget for
- Insurance-compliant documentation with GPS and timestamps
Also included:
- Online owner portal — inspection history, asset status, and reports available anytime
- Emergency contractor coordination — when something fails, we handle getting the right person there
- Seasonal maintenance coordination — winterization, spring checks, gutter cleaning
- Tenant maintenance portal — tenants submit tickets through the platform instead of texting you
Other services
Full Property Management
$250/mo or 10%
Everything above, plus tenant communication, leasing, rent oversight, and maintenance management. You delegate. We execute. You see everything in the portal.
Vacant Property Monitoring
$149/month
Bi-weekly visits for unoccupied properties. Insurance-compliant photo reports, temperature checks, and emergency coordination. 24 visits per year.
Add-On Coordination
Snow clearing, lawn care, gutter cleaning, winterization. We coordinate through our contractor network — you approve costs before work starts.
How it works
No long-term contracts. Month-to-month. Cancel with 30 days notice.
Call us
Tell us about your properties. How many units, where they are, what you’re currently tracking (probably not much). We’ll figure out if this is a fit.
First inspection
We come to your building, inspect every major system, take photos, and log everything — ages, conditions, install dates. You get your first condition report and a baseline for your portfolio.
Quarterly check-ins
Every quarter, we come back. Inspect, update, report. You see what changed, what’s getting closer to end-of-life, and what to plan for. All in your online portal.
When something breaks
Call us. We coordinate the right contractor, get them there, and follow up. You approve costs before work starts. We handle the rest.
Who we are
Harbour & Hills is based in St. John’s, NL. We inspect rental buildings and tell landlords what’s aging, what’s coming, and what to budget for.
Founded by Julian Pond — a landlord with 4 rental properties who got tired of finding out about problems the expensive way. He built the inspection and tracking tools for his own portfolio, then started offering them as a service to other landlords.
We’re not a franchise. We’re not a call center. We physically go to your building, look at everything, and give you a straight report.
Small client list, on purpose
We work with a limited number of landlords so every property gets real attention. Not 500 units and a voicemail.
We use our own tools
The software we give you access to is the same system we use to manage our own rentals. It’s not a demo — it’s how we actually operate.
No surprises
$199/month, month-to-month, no hidden fees. Every cost is documented and approved before work starts. You always know what you’re paying and why.
Common questions
How often? And do you document it? Most landlords check their buildings once a year at best — if that. We check quarterly, photograph everything, log the age and condition of every system, and give you a written report. That’s how you catch a $2,400 problem before it becomes a $5,000 emergency.
We call you with photos and a recommendation. If it’s urgent, we coordinate a contractor immediately. If it’s not urgent, it goes in your report with a timeline and cost estimate. You decide when and how to deal with it.
No. We inspect and coordinate. When repairs are needed, we get the right contractor there. You approve costs before work starts. We handle scheduling and follow-up.
Our standard service ($199/month) is building inspections only — you keep managing your tenants. If you want us to handle tenants too, we offer full property management at $250/month or 10% of rent. Ask us about it.
We offer bi-weekly monitoring for unoccupied properties at $149/month — 24 visits per year with insurance-compliant photo documentation. If your property is vacant for 30+ days, your insurance may require this.
St. John’s, Mount Pearl, Paradise, CBS, Torbay, Pouch Cove, and surrounding areas on the northeast Avalon.
No. Month-to-month. 30 days notice to cancel.
Book an intake call
Tell us what you own and we’ll tell you if we can help. Response within one business day.
You’re In
We’ve created your owner portal account. Check your email for a login link, and we’ll be in touch within one business day to schedule your first inspection.
Contact
St. John’s, Mount Pearl, Paradise, CBS, Torbay, Pouch Cove, and surrounding areas
Owner Portal
Existing clients can access inspection reports and property data at dwellerpm.com