Owner FAQ

We proudly serve West Vancouver, North Vancouver, Vancouver, Burnaby, Richmond, New Westminster, Port Moody, Coquitlam, Surrey, Langley, White Rock and Kelowna.

We handle everything, from rent collection and tenant placement to maintenance, property marketing and financial reporting. Our proactive property management techniques ensure that your property remains profitable and competitive at all times!

We provide full-service property management for high-end single-family homes, luxury condominiums, townhomes, apartment buildings, and premium short-term and long-term executive rentals across the Greater Vancouver Area. We specialize in non-resident and foreign owner property management, helping absentee landlords maintain and maximize their investments.

Our full property management fees range from 5–9% of monthly rent (plus GST), depending on the number of properties we manage for you. Tenant placement is ½ month’s rent plus GST (minimum $1,500). For non-resident owners, we also handle NR4 filings for $75/month through our CGA controller.

Yes. We specialize in both Canadian and non-resident property management, offering a true white-glove, hands-off service for luxury homes and investment properties across Greater Vancouver. For over 14 years, we have managed properties for non-resident owners, carefully handling the 25% non-resident tax withholding, completing all required monthly CRA filings, and providing a clear year-end tax statement. This highly trusted department is run by our CGA controller, ensuring everything is filed correctly and on time so you never face penalties, interest, or CRA issues. Your Canadian property is fully protected under our professional asset management approach — compliant, risk-free, and completely hands-off.

We take a strategic, multi-channel approach to marketing every rental property, backed by 14 years of deep knowledge of the Greater Vancouver rental market. With Orca Realty successfully renting 60–100 homes every month and managing nearly 1,000 properties, we understand exactly how to price and position your home to attract the right tenants quickly. Our marketing package includes: Professional photography by our in-house photographer (interior and exterior) AI-powered virtual staging for empty, furnished, or less-than-perfect spaces Extensive online advertising across our own high-traffic website (approximately 30,000 visits per month and growing as a local rental aggregator), major listing platforms, and social media “For Rent” signs on the property to capture local inquiries Direct relationships with Vancouver’s top relocators, who regularly place high-calibre tenants into our listings Because we manage a large portfolio, our existing tenants often get first access when they need to move up or down due to life changes. Many realtors also refer clients to us when a purchase falls through and a quality rental is needed. The result is faster leasing, stronger tenant quality, and maximum exposure for your property.

Every owner has different preferences when it comes to repairs. We work with both your preferred contractors and our own network of trusted, vetted tradespeople, drawing on 14 years of experience managing properties across Greater Vancouver. When a tenant submits a repair request through our online portal, our team contacts you promptly so you can decide whether to use one of your proven contractors or one of ours. We never add mark-ups or upcharges on any repair work. For repairs expected to exceed $1,000, we typically obtain multiple quotes to ensure fair pricing and quality. Our priority is keeping good tenants happy and in place longer — because stable, well-cared-for tenants protect your investment. We also maintain a dedicated 24/7 emergency response team to handle urgent issues quickly and professionally whenever they arise.

Selecting the right tenant is at the heart of our 14-year success. While managing nearly 1,000 properties, we go to arbitration only two to five times per year — a direct result of our rigorous, multi-stage tenant screening process. Here’s how we protect your investment: Applicants must upload key tax documents (Notice of Assessment, T4s, and recent pay stubs). Strong candidates already have these ready, which immediately filters for quality. Soft credit check Employment verification by both phone and email Detailed previous landlord interview to identify potential issues or litigious behaviour Court registry search to check for past legal disputes In-person evaluation by our trained team during the property showing — we assess punctuality, respect for the home, communication style, and overall demeanour Only applicants who pass every stage are approved. This thorough process consistently delivers reliable, respectful tenants who treat your property well and stay longer.

Absolutely! On page 3, section 11 of our owner-friendly Residential Tenancy Agreement, we clearly state that tenant insurance is a must for all tenants.

We determine the optimal rental price through a thorough evaluation of every relevant factor, including: Property location and neighbourhood demand Current supply of competing rentals Square footage and layout Amenities and overall “wow” factor Exterior condition and curb appeal Proximity to transit and schools Whether the home is furnished or unfurnished Comparable properties currently on the market Timeline available to secure a tenant (our strategy differs when we have six weeks versus three weeks) Your specific goals — whether you are selling, relocating, moving back in, or leaving the country By carefully weighing all of these elements, we set a competitive rental price that maximizes your income while minimizing vacancy.

We set up our tenants on an efficient and convenient direct deposit payment system. The rent is pulled automatically and safely on the first day of each month.

By selecting high-quality tenants through our rigorous screening process, late payments are uncommon. When they do occur, we act quickly and professionally. We first communicate with the tenant and give them a short window (typically 2–3 business days) to correct the situation. If the rent remains unpaid, we serve a 10-Day Notice to End Tenancy on your behalf to underscore the seriousness of the issue. In the vast majority of cases (approximately 99%), tenants resolve the matter promptly and your rent remains secure. If the situation is not corrected, your dedicated Property Manager will notify you immediately so we can discuss the next steps together. Drawing on 14 years of experience, our preferred approach is to negotiate a resolution, as the British Columbia Residential Tenancy Act is generally tenant-friendly. Only when necessary do we proceed with the formal legal eviction process — something that remains very rare in our portfolio.

As an owner, you can enjoy your rental deposit on the 15th of each month.

Yes. We collect the maximum allowable pet and security deposits and ensure they are handled in accordance with applicable tenancy laws and regulations. We stay up-to-date on provincial requirements to help protect you while ensuring all deposits and tenant charges are properly documented and administered.

We do our absolute best to rent the property as quickly as possible to high quality residents. That said, if there’s a period that the property is vacant, you will not be responsible for paying the management fee.

Orca Realty is British Columbia’s leading luxury property management team. For 14 years, Orca Realty has set the gold standard for luxury property management in British Columbia – with more than $1 billion in assets under management and thousands of successful transactions behind us. Our approach is simple: we call it the Warren Buffett of property management – steady, disciplined, and built on protecting your long-term interests, not taking unnecessary risks with your property. Backed by a dedicated team of property managers, realtors, and accountants, we deliver proactive, risk-free asset protection at every step. Our team values dedication, integrity, personalized service, meticulous attention to detail, and the highest ethical standards. If you’re ready to preserve long-term wealth, secure high-quality tenants, and achieve absolute peace of mind, we’re your go-to team.

To begin working with us, please contact us as soon as possible. You can reach us by calling 604-921-6722 or by sending an email to info@orcarealty.ca. If you value a truly hands-off, white-glove approach to property management, with a focus on asset protection, exceptional service, and long-term investment performance, we’re the team for you!