Property management that actually manages.
We handle tenants, maintenance, compliance, and turnover — and we track your building’s major systems so you know what’s coming before it breaks. Long-term, short-term, or seasonal.
Long-Term Rental Management
Month-to-month. No lock-in. 30 days notice to cancel.
- Tenant screening, background checks, and lease signing
- Monthly rent collection and arrears follow-up
- Maintenance coordination — we get the right contractor there and follow up
- Tenant communication — they call us, not you
- Lease administration and RTA compliance
- Turnover management — cleaning, condition documentation, re-listing
- Asset tracking — we log the age and condition of every major system in your building
- Capital forecasting — we tell you what replacements are coming and what they’ll cost
- Condition reports with photos after every inspection — insurance-compliant
- Owner portal — income, expenses, maintenance, tenant status, asset condition, all in one place
Short-Term & Mid-Term Rental Management
We run your Airbnb or furnished rental end-to-end. We also manage the seasonal switch — Airbnb in summer when demand is high, furnished mid-term in the off-season when it’s not. We run this exact model on our own properties with 280+ five-star reviews.
- Listing creation and optimization — photos, descriptions, pricing strategy
- Dynamic pricing — adjusted for season, demand, events, and competition
- Guest communication — inquiries, booking, check-in instructions, mid-stay check-ins
- Cleaning coordination between guests
- Check-in / check-out management — keyless entry setup, house rules, guides
- Review management — responding to guest reviews and maintaining your rating
- Seasonal switch coordination — transitioning between STR and MTR as demand shifts
- Furnishing guidance if you’re setting up a new STR
- Owner portal access — see bookings, income, and expenses in real time
Vacant Property Monitoring
For unoccupied properties, seasonal homes, and snowbird situations. If your property sits empty for 30+ days, your insurer may require documented monitoring.
- Bi-weekly on-site visits — 24 per year
- Insurance-compliant photo documentation with GPS and timestamps
- Temperature checks, water and heating system verification
- Emergency coordination if something goes wrong
Common questions
No. Most of our clients have 1–5 units. One unit with one difficult tenant can eat 10 hours a month. That’s time you’re not getting paid for.
Most self-managing landlords spend 5–10 hours a month on tenant calls, maintenance coordination, and admin. We take that off your plate. We also handle things most self-managing landlords skip — like documented condition reports at turnover and proper RTA compliance.
We track your building, not just your tenants. Every property we manage gets logged into our system — furnace age, roof condition, hot water tank lifespan. We tell you what’s coming before it breaks, and what to budget for. Nobody else in NL does this.
It’s an online dashboard where you see everything — income, expenses, maintenance history, tenant status, and asset condition. You can access it anytime. No calling us for updates, no spreadsheets.
Yes. We transition properties between Airbnb (summer) and furnished mid-term (off-season) based on market demand. We run this model on our own properties — it maximizes annual revenue instead of leaving money on the table in either season.
No. Month-to-month. 30 days notice to cancel. We keep clients by being good, not by locking them in.
St. John’s, Mount Pearl, Paradise, CBS, Torbay, Pouch Cove, and surrounding areas on the Northeast Avalon.
Ready to hand over the keys?
Tell us about your property. We’ll give you an honest assessment of whether we can help — and what it would cost.
Book a Free Consultation(709) 691-2666 · info@harbourandhillsnl.com