These are the questions Sea-to-Sky owners actually ask, before signing and after, answered the way we'd answer them across a table. Where a topic deserves more depth, the answer links to the full guide.
Fees and money
What does property management cost?
Management is priced as a percentage of collected rent, and the rate depends on the property, the service level, and whether the tenancy is long-term or seasonal. Tenant placement is typically a separate one-time fee. The full breakdown of what moves the rate up or down is in our cost guide, and a free assessment includes a quote for your property.
What's included in the management fee?
The day-to-day running of the tenancy: rent collection, tenant communication, inspections, maintenance coordination, RTA compliance, and monthly reporting. Placement of a new tenant and oversight of major projects are typically priced separately, and everything is spelled out in the agreement before you sign.
When do I get paid?
Rent is collected into a regulated trust account and paid out monthly with your statement. Trust accounting isn't optional or a selling point; it's a legal requirement of licensed management in BC, and it's the reason your rent isn't sitting in someone's operating account.
What reporting do I get?
A monthly owner statement showing what the property earned, what it cost, and what needs attention, readable in under five minutes. At year-end, a summary that makes your accountant's job straightforward.
I live outside Canada. What about taxes?
Non-resident owners have Canadian withholding obligations on rental income, commonly handled through monthly remittances and, where elected, an NR6 filing to remit on net income rather than gross. We coordinate with your accountant so the mechanics run correctly; the advice itself should come from a qualified tax professional. More on the non-resident setup in our guide for owners at a distance.
Tenants
How do you screen tenants?
Every applicant, every time: credit check, employment and income verification, references, and identity confirmation, applied consistently and in compliance with the BC Human Rights Code and Residential Tenancy Act. The process is documented, which matters if a decision is ever questioned. The full sequence is in our tenant placement guide.
How long until my property is rented?
It depends on the property, the season, and above all the price. Priced to actual comparables, corridor properties rent quickly; priced to hope, they sit. The honest answer arrives with the market analysis, not before.
What happens if a tenant stops paying?
The day after rent is late, a 10 Day Notice can be served on the proper RTB form. The tenant has five days to pay in full or dispute. If it goes further, the process runs through the Residential Tenancy Branch, and the documentation kept throughout the tenancy is what wins hearings.
Can I still use the property myself?
Not during a long-term tenancy; the unit is the tenant's home. If owner use matters, seasonal and fixed-term structures can preserve windows for you, and that goal shapes the strategy from day one, so raise it early.
Do I have to allow pets?
In BC, that's your choice. If you allow pets, you can collect a pet damage deposit of up to half a month's rent. Worth knowing: pet-friendly listings draw a noticeably deeper applicant pool in this corridor.
Maintenance
Who approves repairs?
Your agreement sets a spending limit. Routine work under it is handled without bothering you; anything above it gets your approval first, except genuine emergencies, where the priority is protecting the property and you're informed immediately.
What counts as an emergency?
The RTA defines emergency repairs narrowly: major leaks, no heat, blocked or broken plumbing, unsafe electrical. Those get acted on first and explained immediately after. Everything else follows the normal approval process.
How do you prevent problems instead of just reacting?
A preventive calendar built for mountain conditions: freeze-thaw, snow load, heavy rain, and wind. Regular inspections with proper notice, gutters and drainage on schedule, and small findings fixed while they're still small.
Rules and compliance
What deposits can be collected?
A security deposit of up to half a month's rent, plus a pet damage deposit of up to another half month if pets are allowed. Combined, never more than one month's rent. The full rules are in our RTA guide.
How much can rent increase in 2026?
2.3%, once per 12 months, with three full months' written notice on the approved RTB form. Between tenancies, rent resets to market.
What insurance do I need?
You'll want a proper landlord policy on the building, and the lease should require tenants to carry their own tenant insurance. Confirm specifics with your insurance broker; requirements vary by property and strata.
Can my property be a nightly rental?
It depends where it is and how it's zoned. Whistler, Squamish, and Pemberton each land differently under provincial rules and local bylaws. Our short-term rental rules guide maps it out.
Getting started
How do I switch from another property manager?
Start with the termination terms in your current agreement; most require written notice. From there, the transfer of deposits, keys, documents, and tenant introductions is coordinated for you. The tenancy continues uninterrupted; your tenants simply get a new point of contact.
What does onboarding look like?
Assessment and rent estimate, then the management agreement, then documentation: condition reports, key handover, and either marketing for a new tenant or a clean takeover of the existing tenancy.
Is the assessment really free?
Yes. One conversation, a realistic rent estimate, an honest read on the market, and a clear picture of what management involves. No obligation, no pressure to switch.