Out of Province Landlords

[Vincent van der Ploeg]

It seems that if you own rental property and live out of province you are required to have an agent or office in that province to which your tenant can serve notice. I don't have a large portfolio and prefer to self manage so what are my options? How can I comply with the law in a cost effective manner?

 

[Rickson9]

Property management company at a cost of 10% of gross rent

 

[Thomas Beyer]

You don't need an agent as an owner, however it is often a good idea as evictions, serving notices or inspecting an asset is costly from afar.

 

[Vincent van der Ploeg]

You don't need an agent as an owner, however it is often a good idea as evictions, serving notices or inspecting an asset is costly from afar.

I live in Calgary and I am looking at property in the Saskatoon area. I anticipate it will be less expensive to drive out there on occasion than pay 10% of gross rent to a property manager who will do an inferior job of managing my asset. Saskatchewan law, however, requires that a landlord who lives out of province have an agent in Saskatchewan to whom the tenant may deliver notices or documents or maintain an office in Saskatchewan where the landlord may be served. I'm just wondering if anyone has come across this and what the solution was.

 

[kfort]

I've never heard of that requirement here in Sask.

You're 5hrs from Saskatoon, unless you enjoy driving and drive an electric car, it'll be cheaper to hire than drive. That said, investigate if renting a PO box in Saskatoon, and having it forwarded to you in Calgary will do the trick. I suspect it will.

Stay away from each of the following (all whom I've had direct experience with):

-universal realty
-elite property management
-Cheryl Grieve (realtor who does side work as manager)

Edit: if you could link to the portion of the Act mentioning this as a requirement it may be useful.

 

[Thomas Beyer]

May I suggest a UPS store address and even a 306 area cell phone number for less than $50/month. That makes you local enough.

 

[Vincent van der Ploeg]

Edit: if you could link to the portion of the Act mentioning this as a requirement it may be useful.

Here's the link: https://www.saskatchewan.ca/busines.../landlords-legal-responsibilities-to-a-tenant

Good suggestion on the PO box. I'll look into it. Thanks!

 

[Vincent van der Ploeg]

May I suggest a UPS store address and even a 306 area cell phone number for less than $50/month. That makes you local enough.

I'll look into it. Thanks!

 

[kfort]

If you use a local lawyer, they may allow their office to be the address of service. Be clear on what it'll cost you in the event they DO get mail for you however as nothing lawyers do is cheap.

 

[Sherilynn]

In Alberta we are required to have a physical address for service rather than a box number. Some landlords skirt this by using a manned post office - meaning there is always someone at the desk for delivery to an actual person. The address looks like a regular street address.

You could also try networking with other investors and find someone willing to help you. "Agent" in this sense normally means someone acting on behalf of your company; an agent is not necessarily licensed to transact or manage real estate.