Self-management is rarely free — it is unpriced. The management fee you avoid is visible; the vacancy, turnover and mistakes it prevents are not.
The costs owners tend to miss
Vacancy. The single largest number. On a $2,600 suite, one extra vacant month is $2,600 gone. Two extra weeks a year, repeated, quietly outweighs most management fees.Turnover. Cleaning, painting, repairs, photography, advertising and showings between tenancies.Emergency response. A burst supply line at 11pm costs one amount if someone reaches a plumber in twenty minutes, and a very different amount if it runs until morning.Your hours. Showings, calls, maintenance coordination, statements, and the overhead of being permanently on call.
Where mistakes get expensive
- A rent increase served incorrectly, unenforceable for another three months.
- A deposit not returned within 15 days, with an order to pay double.
- A missing condition inspection report, making damage claims unwinnable.
- An eviction notice served on the wrong ground and overturned.
None of these are common in a single year. Across several years of ownership, most landlords meet at least one.
A fair comparison
The honest question is not fee versus no fee — it is total annual return under each approach, including vacancy days, turnover costs, repair pricing through a trade network, and the value of your own time.For many owners with one property nearby, self-management genuinely works. It tends to stop working when the property is further away, when there are several units, or when the owner’s time is worth more than the fee.
Frequently asked questions
What do property managers in Vancouver typically charge?
Usually a percentage of monthly rent, sometimes with a separate tenant placement fee. Ask precisely what is included — inspections, statements, emergency response and lease renewals often differ.
Will a manager get more rent than I would?
Not always, but a well-priced unit that lets quickly often beats an optimistically priced one that sits empty for a month.
Can I hand over only part of the work?
Yes. Some owners want tenant placement only and continue managing day to day.
Run the numbers on your own property
We are happy to walk through a realistic comparison for your unit, including likely market rent and expected days to lease.
Start with our property management service.
