Property management
Your property, professionally run.
We manage single-family, infill, duplex, suite, and small multifamily rentals across Edmonton and surrounding communities. Pricing is disclosed before services begin.
What we do.
Tenant screening
Credit checks, employment verification, and prior landlord references.
Leasing & marketing
Photos, listings, showings, and RTA-compliant lease execution.
Maintenance coordination
Vetted Edmonton trades, transparent pricing, owner approvals on anything over your threshold.
Evictions & RTDRS
We handle tenant evictions and represent owners through the Residential Tenancy Dispute Resolution Service when it's needed. Billed separately, not part of the monthly fee.
Compliance
RTA, condo bylaw, and municipal licensing handled correctly the first time.
Owner reporting
Monthly statements and year-end income and expense summaries.
Emergency coordination
Emergency maintenance coordination for urgent after-hours issues, staffed by humans.
Tenant placement
The right tenant is the whole game.
A bad tenant costs more than a vacancy. We've placed 100+ tenants across the Edmonton region and built our process around one question: would we rent to this person if it was our own door?
How we market the unit
Great photos
Wide-angle, well-lit, staged where it helps. Listings that actually get clicked.
Syndicated listings
Rentals.ca, Kijiji, Facebook Marketplace, Realtor.ca, and our own network of relocating buyers.
Priced to the market
We pull live comps weekly. Overpricing costs more in vacancy than it gains in rent.
Responsive showings
Inquiries answered same day. Showings booked within 48 hours, evenings and weekends included.
How we screen the applicant
Full credit check
Equifax pull on every adult applicant. We read the trade lines, not just the score.
Income & employment
Pay stubs, employment letters, and direct verification with the employer.
Prior landlord references
We call the landlord before the current one. The current one wants them gone, the previous one tells the truth.
Identity & history
Government ID verified, application cross-checked, and red flags discussed with the owner before approval.
Every placement ends in an RTA-compliant lease, signed digitally, with the damage deposit collected before keys change hands.
Pricing
Straightforward fees.
No setup fees and no surprise line items. What you see here is what you pay.
Property management
10%
of monthly rent, $150 minimum per door
Portfolios of 10+ doors
Drops to 8% of monthly rent across the portfolio.
- Rent collection & owner payouts
- Maintenance coordination & owner approvals
- Move-in, move-out, and annual inspections
- Monthly statements & year-end summary
- RTA compliance and notice preparation
Evictions and RTDRS representation are billed separately when needed, not part of the monthly fee.
Tenant placement
$795
with a property management contract
Placement only, no management
$1,295 flat fee. We find, screen, and lease the tenant. You take it from there.
- Professional photos & multi-platform listing
- Showings, inquiry handling, and applicant tracking
- Full credit, income, and reference screening
- RTA-compliant lease executed digitally
- Damage deposit collected before move-in
All fees disclosed in writing before any agreement is signed. GST applies where required.
Straight talk
Why some tenants don't love us, and why owners do.
We work for owners, not tenants. We enforce leases, hold deposits when damage warrants it, and follow the Alberta RTA to the letter. Occasionally that produces an unhappy tenant review. We're proud of that. It means we're protecting your investment the way you'd protect it yourself.
We enforce the lease
Late rent, unauthorized occupants, unapproved pets, lease violations. We act on them, on your behalf, every time.
We protect your deposit
Move-out reconciliations are done against documented move-in condition. If damage warrants withholding, we hold. We don't cave to pressure.
We follow the RTA, exactly
Notices, timelines, and process are done by the book so disputes hold up at RTDRS. No shortcuts that come back to bite you.
We're calm, never combative
Firm doesn't mean rude. We're professional with every tenant, but we don't trade your interests for a 5-star review.
If you'd rather have a manager who keeps every tenant happy at your expense, we're not the right fit. If you want someone in your corner who treats your property like their own, you're in the right place.
Owner-held funds
You hold the rent. You hold the deposit.
Unlike most management companies, RiverCity does not pool your rent or your tenant's security deposit into a brokerage trust account. Both are held directly by you, the owner.
That gives you something most owners give up the moment they hire a manager: direct control over your own money.
Cash flow stays with you
Rent lands in your account, not ours. No waiting on month-end disbursements.
Full visibility on expenses
Every repair, turnover, and invoice is approved and paid by you, nothing happens behind a brokerage trust statement.
Deposit stays with the property
The damage deposit is held by the owner per RTA rules, ready when move-out reconciliation happens.
Cleaner accounting at year-end
Your bank statements already tell the story, our reporting just confirms it.
We handle the operations. You keep the keys to the bank account.
In-house maintenance
An insured, vetted maintenance team. on staff.
We run our own maintenance team: fully insured, vetted, and accountable to RiverCity. They handle everything from small repairs and turnovers to full renovations and house flips. Reliable work, fair and transparent pricing, quoted before the work starts.
Get a quote for renovation work- Small repairs & maintenance calls
- Suite turnovers & make-readies
- Full unit & whole-home renovations
- House flipping project management
- Fully insured, WCB-covered crews
- Fair, transparent pricing, quoted up front
FAQ
Owner questions, answered.
Pricing, contracts, screening, repairs, and what happens when things go sideways. If your question is not here, call (780) 655-4686.
For property owners
Owner property intake form
Tell us about your property and what you need from us. Submit online, no PDF, no email back-and-forth. Valerie reviews every intake personally and replies within one business day.
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