Owner FAQs

Straightforward answers about how Citysearch manages your property, from pricing and leasing to legal compliance and payouts.

Whether you’re considering property management for the first time or comparing us to another company, these are the questions Calgary and Alberta property owners ask most often. If you don’t see your question here, reach out and we’ll get you an answer directly.

Choosing & Working With Citysearch

• Are there risks to renting out my property?

  Yes. Renting out a property means navigating legal and lease compliance requirements, habitability and repair standards, and tenant rights legislation. Professional management exists to handle those risks on your behalf, not just to fill a vacancy.

• Do property managers need to be licensed in Alberta?

  Yes. Property management in Calgary and across Alberta requires licensing under the Real Estate Act, overseen by the Real Estate Council of Alberta (RECA), including education requirements, background checks, and insurance. Citysearch operates as a licensed real estate brokerage with property management authorization, always confirm a prospective manager is properly licensed before signing on.

• Are all property management companies the same?

  No. Some companies offer limited, discounted services that still require heavy owner involvement. Full-service brokerages like Citysearch manage the entire process, pricing and marketing, tenant screening, lease documentation, trust accounting, maintenance, and legal compliance, so ownership stays genuinely hands-off. Since property management in Alberta is legally complex and a rental property is often a major financial asset, it’s worth asking any company you’re evaluating about licensing, contract terms, fees, and experience with your type of tenancy.

• How long has Citysearch been in business?

  Citysearch was established in 1998, with relocation roots dating back to 1979, nearly half a century of combined experience in the Calgary and Alberta rental market.

• Can I get references from other owners?

  We take client confidentiality seriously and don’t distribute owners’ contact information. Instead, we encourage you to review independent sources like Google and BBB ratings, and we’re happy to have an open conversation about our agreements, fees, and processes.

Pricing, Fees & Getting Started

• How much does property management cost?

  Our pricing is transparent, with no hidden fees.

• Do I pay a management fee if my property is vacant?

  No. Management fees are only charged when rent is collected.

• Does Citysearch charge tenants any fees?

  Yes, a modest monthly tenant services fee, which helps fund 24/7 emergency response, digital maintenance systems, and other service infrastructure that benefits owners and tenants alike.

• How do I get started?

  Reach out and one of our Executive Property Managers will walk you through next steps.

  Connect With a Citysearch Property Manager

Marketing, Leasing Timeline & Showings

• How do you market my rental property?

  With strategic, market-informed pricing first, professional photography and presentation, broad digital exposure including our own high-traffic website, targeted corporate and relocation marketing, applicant pre-screening, rapid response, and ongoing market monitoring.

• How long will it take to rent my property?

  Typically around 21 days when a property is rent-ready, professionally presented, and priced to market, see our Lease Your Property in 21 Days Guarantee. Executive and ultra-premium homes may take longer given a smaller, more targeted pool of qualified tenants. We provide regular updates throughout the process.

• How do you show my property to prospective tenants?

  With a tailored mix depending on the property: accompanied showings for high-end or executive homes, coordinated showings for tenant-occupied properties, secure self-showings for select vacant properties, and structured showings for relocation and corporate tenants.

Tenant Screening, Selection & Existing Tenancies

• How does Citysearch screen tenants?

  Through a structured application process that includes income and employment verification, credit evaluation, rental history and landlord references, and a behavioural risk assessment, all conducted in full compliance with the Residential Tenancies Act, the Alberta Human Rights Act, and PIPA.

• Can I be involved in selecting the tenant?

  You set your criteria upfront, rent, income thresholds, credit standards, pet policy, and similar preferences, and Citysearch screens applicants against those criteria and approves the first fully qualified applicant. This keeps the process compliant with Alberta Human Rights legislation while still reflecting what you’re looking for in a tenant.

• Do I have to accept pets?

  No, it’s entirely your decision, but pet-friendly policies can meaningfully widen your applicant pool. When pets are accepted, we manage the added risk through the application process, breed and size review, vaccination verification, and lease clauses.

• Do I have to accept tenants receiving subsidized housing assistance?

  Alberta legislation prohibits discrimination based on source of income, and Citysearch ensures full compliance with that requirement during screening.

• Will Citysearch manage my property if a tenant is already in place?

  Yes. We complete a full lease and compliance audit, provide a Letter of Direction, and coordinate a smooth transition, working with the existing tenant to confirm they’re set up to meet their lease obligations going forward.

• Why are corporate relocation tenants considered such a good fit?

  They typically rent by design rather than necessity, on multi-year assignments often backed by an employer, and tend to be career-focused professionals seeking longer, predictable lease terms and higher-quality homes.

  Learn more on our Corporate Relocation page.

Leases & Legal Compliance

• What laws should I be aware of before renting out my property?

  Alberta rentals are governed by the Residential Tenancies Act, Minimum Housing and Health Standards under the Public Health Act, security deposit regulations, the Alberta Human Rights Act, the Personal Information Protection Act (PIPA), municipal bylaws and licensing, condominium bylaws where applicable, insurance requirements, and tax considerations. Citysearch operates under licensed brokerage supervision and manages every property in compliance with all of these.

• Who provides the lease agreement?

  Citysearch provides a CRRA-based lease agreement with legal review, along with customized schedules as needed, tenant obligations and covenants, condo bylaw acknowledgment, maintenance covenants, pet agreements, pool or hot tub addenda, and other property-specific terms.

• Do I need to sign the lease myself?

  No. As your licensed agent, Citysearch executes all lease agreements on your behalf.

Financials, Owner Portal & Security Deposits

• How do I access financial reports?

  Through your secure online Owner Portal, available 24/7, with statements, invoices, lease documents, inspection reports, and year-end summaries.

• When and how do I receive my rental income?

  We close monthly accounting around the 10th business day and disburse your proceeds by electronic direct deposit (ACH) shortly after, covering the prior month’s activity.

• Who holds the tenant’s security deposit?

  Citysearch holds all deposits in a regulated brokerage trust account, in full compliance with Alberta’s Residential Tenancies Act, including required interest and inspection documentation.

Inspections, Non-Payment & Guarantees

• Do you inspect my rental property?

  Yes. We conduct mid-lease inspections at no additional cost, plus move-in and move-out inspections, each documented with photos and a written report.

• What happens if a tenant doesn’t pay rent?

  We begin with immediate monitoring and communication, followed by formal legal notice if needed. If the matter isn’t resolved, we file with the Residential Tenancy Dispute Resolution Service (RTDRS) or Provincial Court, and pursue enforcement through Civil Enforcement Agencies if necessary, we manage the entire process on your behalf.

• What happens if a tenant breaks their lease?

  If Citysearch placed the tenant and they break the lease within the first 12 months, we re-lease the property for free.

• Do you offer any protection related to evictions?

  Yes. Our Eviction & Pet Protection Guarantee reimburses up to $1,000 toward eviction-related legal costs, at no additional cost to owners.

Maintenance & Property Condition

• How updated does my property need to be to rent it?

  It should be clean, well-maintained, and reasonably updated to attract quality applicants and stronger rent. Our Rent-Ready Checklist covers the full standard, and we can help manage the process of getting your property there.

• Who handles maintenance and repairs?

  Citysearch coordinates all maintenance, including emergencies, through a vetted network of licensed, fair-priced vendors.

• Can I use my own vendors?

  Yes, while your property is vacant. Once it’s tenant-occupied, we typically use our pre-screened, insured vendor network for liability and coordination reasons, though we’re glad to review and approve vendors you’d like us to consider.

• Should I use a home warranty company?

  We’d advise against it. Home warranty claims often involve delays that lead to tenant frustration and can create issues under Alberta’s habitability requirements.

• Should I leave personal belongings or appliances behind?

  In most cases, no, unless you’re intentionally renting the property furnished. Standard inclusions are typically built-in appliances, a washer and dryer if included, light fixtures, and window coverings, anything else should be removed to avoid liability and disputes, and any appliances left behind become the landlord’s responsibility to maintain.

Move-Out & Turnover

• What happens when a tenant moves out?

  We complete a full move-out inspection, determine any lawful deductions, calculate deposit interest owed, and manage the reconciliation and return process, then coordinate any turnover work needed before the home is re-leased.

Fit, Flexibility & Real Estate Services

• Is Citysearch’s service right for every investor?

  Not necessarily. We work best with owners who want a genuinely hands-off experience and value professional, well-maintained management. If you’d prefer to stay closely involved in day-to-day decisions, a different service model may be a better fit.

• Can I change the terms of my management agreement?

  Our management agreement is already structured to be flexible, month-to-month with no cancellation fees, so there’s no long-term contract to renegotiate.

• Can you help me buy or sell investment real estate?

  Yes. Through our relationship with the John Hripko Team at Royal LePage Benchmark, a team ranked in the top 1% of REALTORS® nationally, we offer clients a trusted path for buying or selling investment property.