Executive rental management in Vancouver and West Vancouver

An executive tenant is spending $6,000 to $25,000 a month of their own or their employer's money. They expect the home to work on day one and to stay working: a named point of contact who answers, not a ticketing portal; a photographed inventory and the written condition inspection the Residential Tenancy Act requires at move-in and move-out; gardens, pool, gutters, snow and alarm monitoring already arranged; a furnished or partly furnished option, which roughly half of executive placements ask for (see furnished rental management); and discretion, because consular, entertainment and senior corporate tenants do not want their bedroom on a public listing.

The biggest difference from ordinary residential management is who signs. Whichever pattern applies, the tenancy is still governed by BC's Residential Tenancy Act: deposits capped at half a month's rent for security and half a month's rent for pets, rent increases during the tenancy limited to the annual provincial figure, and the Act's notice rules. A corporate tenant changes the covenant and the paperwork, not the statute.

A West Side or North Shore house is a small operating business. Every trade is on a schedule, every visit is logged, and the tenant knows who is coming and when. That is what keeps a tenant renewing at year three.

Rent collection. Pre-authorized debit or EFT on the first, with corporate accounts-payable schedules handled so the payment does not arrive on the fifteenth. Arrears are followed on day two, not day twenty.

Reporting. A monthly owner statement showing rent, expenses paid, reserves and the net remitted. At year end, a summary that lines up with the CRA's T776 Statement of Real Estate Rentals. Non-resident owners face 25% withholding on gross rent unless an NR6 election is filed; we coordinate the NR4 and NR6 paperwork with your accountant.

Insurance. The owner holds a rented-dwelling policy covering building, liability and loss of rent, with pools, suites and any home business disclosed. The tenant holds contents and liability and provides proof before keys are released. Corporate tenants usually add the owner as additional insured. A standard homeowner policy often lapses when the home is tenanted; confirm with your broker.

Inventory and condition. A photographed room-by-room inventory and the Residential Tenancy Branch condition inspection report at move-in and move-out. On a furnished house that inventory runs to several hundred lines. It is what lets the owner keep a deposit or recover damage without a dispute.

General information, not legal advice. Under the Residential Tenancy Act a fixed-term tenancy in BC rolls to month-to-month at the end of the term unless a permitted vacate clause applies (for example, the landlord or a close family member moving in). Rent increases during a tenancy are limited to the annual provincial limit (3% in 2025; check the Residential Tenancy Branch for the current year) and need three months' notice. So the term question is really certainty versus rent.

Published rate cards from Vancouver residential property managers (2025–26) put unfurnished management at roughly 8–12% of collected rent. Executive and furnished management commonly runs 10–15%, reflecting house-level trades, corporate paperwork and furnished inventory. Placement-only services, where the owner self-manages after the tenant is found, are commonly half to one month's rent. David quotes a flat structure per property after seeing it. Furnishing, trades and repairs are the owner's costs and are passed through at cost.

Luxury property management in West Vancouver is a different job from managing a Coal Harbour condo. A house in the British Properties or Chartwell needs a snow contract, a pool schedule and a plan for the long driveway; a Coal Harbour tower needs strata coordination, a concierge relationship and a corporate tenant who values the walk to the office. Shaughnessy and Point Grey houses attract multi-year family leases tied to school catchments and UBC; the University Endowment Lands draw academic and diplomatic tenants. The North Shore (Capilano Highlands, Edgemont, Lynn Valley) is where film and television crews and relocating families overlap.

Two taxes follow luxury homes here: the City of Vancouver Empty Homes Tax (3% of assessed value) and the provincial Speculation and Vacancy Tax, which also applies in West Vancouver and the North Shore municipalities. Both are generally satisfied by tenancies of 30 consecutive days or more totalling at least six months of the year. Confirm your declaration with your accountant. The homes we are placing now are on the listings page.