Arnsby Property Management

ARNSBY Property Management
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Frequently Asked Questions

Find answers to the most common questions about working with Arnsby Property Management — covering condominium management, non-profit and affordable housing, property maintenance, commercial property management, and renting with us. Can’t find what you’re looking for? Contact our team directly.

Condo Management
Affordable Housing
Property Maintenance
Property Management
Rentals Questions
General Questions

Condominium Management

A condominium property manager handles the day-to-day operations of a condominium corporation on behalf of the Board of Directors. This includes financial management, maintenance coordination, vendor oversight, owner communications, legislative compliance, and attendance at board and owners' meetings. In Ontario, property managers working with condo corporations must be licensed under the Condominium Management Services Act, 2015.

Yes. Arnsby Property Management operates in full compliance with the Condominium Management Services Act, 2015, which governs all condominium management providers in Ontario. Our managers hold the required licensing to manage condominium corporations of all sizes.

We offer a convenient pre-authorized payment plan that automatically withdraws monthly condo fees from owners’ accounts on the 1st of each month, reducing arrears and administrative burden for the board.

Our in-house maintenance team is on call 24 hours a day, 7 days a week. For after-hours emergencies — including flooding, heating failure, or water escape — owners and residents can reach our emergency maintenance line at (519) 455-6080 ext. 301.

Each property is assigned a dedicated property manager and assistant property manager. Boards benefit from regular reporting, attendance at board and annual general meetings, timely newsletters, and direct access to their management team by phone and email. We also provide a customized online portal for your condominium community.

A status certificate is a legally required document in any Ontario condominium resale transaction. It outlines the financial and legal standing of the corporation and the unit being sold. Arnsby prepares status certificates in accordance with the Condominium Act, 1998, and guarantees delivery within 10 business days of receiving the required $100 non-refundable fee. Requests can be submitted through our online Status Certificate Request form.

Yes. We work with condominium corporations of all sizes throughout London and Southwestern Ontario. Our services are tailored to the specific needs of each corporation, whether you have 10 units or several hundred.

Condo management fees vary depending on the size of the building, number of units, and scope of services required. Arnsby provides a customized quote after reviewing your corporation's specific needs — contact our team for a personalized proposal.

Switching property managers typically involves reviewing your current management contract for notice requirements, having your Board pass a resolution to change providers, and coordinating a transition period to transfer financial records, vendor contacts, and documentation. Arnsby has extensive experience managing smooth transitions for condo boards looking to switch providers.

The Board of Directors is elected by unit owners and holds legal authority and decision-making responsibility for the condominium corporation. The property manager, like Arnsby, is hired by the Board to carry out the day-to-day operational, financial, and administrative work — implementing the Board's decisions rather than making governance decisions independently.

Simply complete our online Proposal Request form with your property details and a member of our team will be in touch to discuss your needs and provide a customized management proposal.

Non-Profit & Affordable Housing Management

We work with a wide range of non-profit housing providers, including Housing Corporations, cooperative housing organizations, and Board-governed housing providers delivering Rent-Geared-to-Income (RGI) and affordable market rent housing throughout London and Southwestern Ontario. Learn more on our Non-Profit & Affordable Housing Management page.

Yes. Our team is Geared-to-Income Administration certified under the Housing Services Act, and we maintain ongoing education through ONPHA on risk management, building condition assessments, replacement reserve fund studies, and other compliance requirements specific to non-profit housing.

Non-profit housing management in Ontario is primarily governed by the Housing Services Act and the Residential Tenancies Act, 2006. Arnsby Property Management is well versed in both Acts and all related regulations, ensuring our clients remain compliant and protected.

We believe continuous, collaborative engagement with Boards of Directors is central to successful housing management. We provide governance support, assist with policy and procedure development, attend Board meetings, and keep Boards informed with regular reporting so they can fulfill their responsibilities to their communities with confidence.

Yes. Our experienced teams have a proven track record of taking on properties in distress and transforming them into stable, well-managed communities. We assess the situation thoroughly and develop a recovery plan in close collaboration with the Board of Directors.

Applications for social housing in London are managed by the Housing Access Centre (HAC), not by Arnsby directly. The HAC takes applications, maintains the waitlist, and determines eligibility for Rent-Geared-to-Income housing on behalf of housing providers. Visit the City of London Housing Division website or contact the HAC for more information.

Wait times vary significantly by region, unit size, and household priority status, and can range from several months to several years depending on demand. The Housing Access Centre (HAC) manages the centralized waiting list for London and can provide the most accurate, up-to-date wait time estimates for your specific situation.

Rent-Geared-to-Income housing sets a household's rent based on a percentage of their gross household income — generally around 30% — rather than market rates. This makes housing more affordable for lower-income households. Eligibility and exact rent calculations are determined by the local service manager or Housing Access Centre, not by the property management company.

Special Priority Status is a designation that moves certain applicants — such as those fleeing domestic violence or facing urgent safety concerns — ahead of the regular waitlist. Applicants who believe they qualify should contact their local Housing Access Centre or service manager directly to request a Special Priority Application.

Subsidized housing (RGI) ties rent directly to a household's income, while affordable housing typically refers to below-market-rate rent that is still a fixed amount rather than income-based. Both fall under the broader umbrella of non-profit and social housing, and eligibility requirements differ between the two.

Property Maintenance

Yes — we work with landlords, condo corporations, and property owners across London and the surrounding area, whether or not we manage your property. If you’re looking for a reliable maintenance team, visit our Property Maintenance page or reach out and let’s talk.

We handle everything from routine repairs and 24/7 emergency response to complete unit turnovers, full renovations, and exterior work like decks and fences. If it involves your property, chances are we can help.

For non-emergencies, use our online Maintenance Request Form. Our team reviews requests during business hours (Monday to Friday, 8:30 AM – 4:00 PM) and will follow up to schedule the work.

Flooding, heating failure, and water escape are the most common emergencies we respond to. Call our 24-hour line at (519) 455-6080 ext. 301 any time. Please note that misuse of the emergency line may result in a $100 + HST charge per occurrence.

Our core team is fully in-house, which means faster response times, consistent quality, and direct accountability. For work requiring licensed specialists, we coordinate with our trusted sub-trade network and manage the process end to end.

We work with property owners and Boards of Directors to build customized maintenance schedules — regular inspections, seasonal system checks, and capital planning — so small issues don't become expensive ones.

Under Ontario's Residential Tenancies Act, landlords are responsible for maintaining a rental property in a good state of repair, including structural elements, heating systems, and any appliances included in the rental agreement. Landlords must also address pest infestations and maintain common areas like hallways and stairwells.

Response time depends on the urgency of the issue. True emergencies — flooding, heating failure, water escape — are addressed immediately through our 24-hour emergency line. Routine, non-urgent requests are typically reviewed and scheduled within regular business hours.

Commercial Property Management

We manage commercial rental properties throughout London and Southwestern Ontario. Visit our Property Management page or contact our team to discuss your specific property type and needs — we’re happy to discuss whether it’s a good fit for our management services.

Yes. Our portfolio includes condominium corporations, non-profit and affordable housing, residential properties, and commercial rental properties. Regardless of property type, every client receives a dedicated property manager and assistant manager.

Simply complete our online Proposal Request form with your property details and a member of our team will be in touch to discuss your needs and provide a customized management proposal.

Property management is our sole business — not a division of a real estate brokerage or a side service. With over 45 years of experience in London, a fully in-house maintenance team available 24/7, and a reputation built on reliability and client-focused service, we bring a depth of commitment that generalist firms simply can't match.

Commercial property management fees are typically structured as a percentage of monthly rental income or a flat monthly rate, depending on the scope of services required and the size of the property. Arnsby provides a customized quote after assessing your property's specific management needs.

A typical agreement outlines the scope of services (leasing, maintenance, financial reporting, tenant relations), the fee structure, the term of the agreement, and the responsibilities of both the property owner and the management company. Arnsby works with each client to ensure the agreement reflects their property's specific needs.

Renting with Arnsby

Interested applicants can complete our online Rental Application with accurate, complete information. Our team reviews applications and follows up directly regarding next steps and availability.

Most rental applications require proof of income, identification, rental history or landlord references, and consent for a credit check. Having these documents ready before applying helps speed up the review process.

Yes — Arnsby manages a range of rental housing, including market rent units and non-profit, affordable, and Rent-Geared-to-Income housing. Availability and eligibility for subsidized units depend on the specific property and program; applicants interested in RGI housing should also connect with the Housing Access Centre for waitlist information.

Timelines vary depending on unit availability and the volume of applications received. Once submitted, our team reviews applications and reaches out directly to qualified applicants to discuss next steps, scheduling, and move-in details.

Yes, viewings can typically be arranged for available units. Visit our Rentals page to browse available properties, or contact our team to schedule a visit.

Renting through a property management company like Arnsby means consistent, professional processes for maintenance requests, lease administration, and communication — including a 24/7 emergency maintenance line and a dedicated point of contact. Individual landlords may offer more flexibility but often have less formal systems in place for repairs and tenant support.

General Questions About Arnsby

Arnsby Property Management was founded in 1979 and has been serving London, Ontario and Southwestern Ontario for over 45 years, managing condominium corporations, non-profit housing, residential properties, and commercial rentals.

We provide property management services throughout London, Ontario and the surrounding communities of Southwestern Ontario.

Arnsby Property Management maintains professional affiliations with leading industry organizations that uphold high standards in property management across Ontario, reflecting our commitment to professional, compliant, and accountable service.

You can reach our office during business hours (Monday to Friday, 8:30 AM – 4:00 PM) by phone or through our online contact form. For maintenance emergencies after hours, call our 24-hour line at (519) 455-6080 ext. 301. For property concerns, you can also use our Owner/Resident Concern form.