Frequently Asked Questions
We use the cash-basis method of accounting and maintain separate operating and contingency accounts for each strata corporation to ensure transparency and accuracy.
Yes. We offer specialized support for developers and new-build stratas, providing guidance during the planning stages, formation of the strata corporation, and transition to council once the project is complete.
Yes. Through our secure online portal, strata corporations have 24/7 access to key documents including minutes, financial reports, bylaws, forms, and other essential records.
Yes. We manage annual insurance renewals and support the council and owners through the claims process by working closely with brokers, adjusters, and contractors.
We coordinate building and property maintenance in alignment with the approved operating budget and the direction of the Strata Council. This includes screening and hiring qualified contractors, and coordinating quotes.
Our licensed Strata Managers:
• Communicate with council and owners
• Attend council meetings, AGMs, and SGMs
• Assist with the enforcement of bylaws and rules
• Manage annual operating budgets and financial oversight
• Coordinate contractors and maintenance work
• Assist with insurance renewals and support claims
• Provide guidance on governance and best practices
The Strata Council is responsible for all executive decision-making under the Strata Property Act. The Strata Manager supports the council by carrying out its instructions, coordinating operations, and ensuring the strata runs smoothly.
We manage a wide range of strata corporations, including condominiums, townhomes, bare-land stratas, sectioned stratas, and both established and newly developed properties.
Yes! We offer Tenant Placement Services for owners who prefer to self-manage but want professional marketing, screening, and lease preparation assistance.
Our management fees are competitive and based on the type and size of your property. We’ll provide a clear and transparent quote with no hidden charges during your consultation.
Owners receive monthly financial statements and can access property details anytime through our secure online owner portal. You’ll stay informed about rent payments, maintenance, and financial performance — all in one convenient place.
We coordinate all maintenance requests using trusted local vendors. Owners are notified of any major repairs, and we ensure all work is completed promptly and professionally. Our goal is to maintain the value of your investment while keeping your tenants satisfied.
Our tenant screening process includes employment and income verification, reference checks, and a detailed credit review. We only place qualified tenants who meet our high standards, ensuring your property is well cared for and rent is paid on time.
We manage a wide range of residential properties across Vancouver Island, including single-family homes, condos, townhomes and apartment buildings. We also offer professional strata and commercial property management services.
Getting started is easy!
- Contact us through our Owner Inquiry Form or call your nearest office.
- One of our licensed Property Managers will reach out to discuss your goals and property details.
- We’ll provide a custom management proposal outlining services, fees, and next steps.
- Once you sign the management agreement, we’ll take care of everything — from marketing your property to securing qualified tenants.
With over 135 years of trusted real estate experience, Pemberton Holmes is one of British Columbia’s most established and respected names. Our licensed Property Managers combine local expertise with industry-leading technology to deliver professional, transparent, and results-driven service. We manage every property as if it were our own.
Hiring a professional Property Manager ensures your property is managed efficiently and in compliance with the Residential Tenancy Act. We help minimize vacancy periods, handle tenant issues professionally, and protect your investment by ensuring your property remains well-maintained and financially sound.
A Property Manager handles all aspects of managing your rental property — from advertising and tenant placement to rent collection, maintenance coordination, and financial reporting. At Pemberton Holmes Property Management, we take care of every detail so you can enjoy peace of mind knowing your investment is in expert hands.
Our commercial department is proud to include a dedicated maintenance department with a team of qualified technicians who exclusively service the Pemberton Holmes commercial portfolio. Through our maintenance department and our network of trusted contractors, service providers, and security personnel, we engage in preventative maintenance programs, routine inspections, and our 24/7 answering service allows us to handle emergencies quickly and effectively.
At Pemberton Holmes, we regularly handle a range of commercial lease agreements, with the most common being Triple Net (NNN) and Gross Leases. These leases typically have terms of three to five years or longer, though shorter-term leases can be negotiated when mutually beneficial to both parties.
Our team works closely with landlords to negotiate lease structures and terms that align with their long-term investment goals and the optimal use of their property. Whenever possible, we aim to secure NNN leases, as this structure enables landlords to maximize their return by recovering operating expenses—including property taxes, building insurance, and maintenance costs—in addition to the base rent.
This approach ensures predictable rental income while covering ongoing property expenses. Our leasing department is highly experienced in all forms of commercial lease arrangements and dedicated to achieving the best outcomes for our clients.
Absolutely. Professional property management ensures your property is well-maintained, efficiently operated, compliant with municipal/provincial regulations and bylaws,
Professional management ensures your property is well-maintained, efficiently operated, and occupied by quality tenants. At Pemberton Holmes, we focus on proactive maintenance, strong tenant relations, detailed financial oversight, and market-driven leasing strategies—all of which help preserve and grow asset value.
A commercial property manager is a professional licensed under the Victoria Real Estate Board (VREB) who represents the property owner’s interests in any aspect of building operation and management. A commercial property manager coordinates repairs, maintenance, and service contracts to ensure smooth operation of a building. They oversee rent collection and ensure payments are made promptly and all accounts are current, and are responsible for financial reporting, budget preparation, and annual reconciliations.
Commercial property management is the professional management and oversight properties such as office buildings, retail complexes, malls, and industrial spaces. As a full-service property management company, we act on behalf of property owners as a liaison with tenants, service providers, and others, and we handle rent collection, leasing, property upkeep, preventative maintenance programs, financial reporting, and bookkeeping. Our goal is to ensure every property operates efficiently, remains compliant with changing municipal regulations, and continues to grow in value over time.
No, you don’t need to submit a new application. If you’ve already applied for another property, we can find your application in our system. Simply let the property manager know which property you previously applied for, and they’ll be able to locate your information.
We do not maintain a traditional waitlist. Instead, we encourage prospective tenants to subscribe to our rental mailing list to receive notifications when new listings become available. This ensures you’re among the first to know about upcoming opportunities across Greater Victoria and Vancouver Island.
Showings are typically scheduled several days in advance to accommodate both tenants and Property Managers. However, if you are interested in a same-day showing, please reach out by phone or email—if we have availability, we’ll do our best to accommodate your request.
Throughout your tenancy, Pemberton Holmes Property Management acts as the authorized agent for the property owner. We manage all day-to-day aspects of the tenancy including:
- Rent collection and record-keeping
- Maintenance coordination and emergency response
- Communication regarding tenancy matters or disputes
All correspondence, requests, and payments should be directed to your assigned Property Manager. Please do not contact the property owner directly.
Yes, we offer live virtual showings via video call for applicants who are unable to attend in person. We do not distribute pre-recorded video tours, as our Property Managers prefer to meet and engage with prospective tenants directly during the virtual viewing process.
No. For liability and transparency reasons, Pemberton Holmes Property Management requires all applicants to view the property prior to signing a tenancy agreement. If you are unable to attend an in-person showing, our agents can arrange a live virtual viewing via video call. We do not rent properties to applicants who have not viewed them either in person or virtually.
You may indicate a preferred later move-in date on your application; however, please note that preference is typically given to applicants who can take possession as close as possible to the stated availability date. This ensures minimal vacancy for the property owner and aligns with industry best practices.
Furnished rentals are occasionally available; however, most of our properties are offered unfurnished. Any furnished listings will be clearly identified in the property description.
Once your fully completed application and all supporting documents have been received, our Property Manager will present your application to the property owner for review and final approval. Please allow up to three (3) business days for processing and response.
Under the Residential Tenancy Act, tenants are legally obligated to fulfill the full term of their tenancy agreement. If you need to end your tenancy early, you remain responsible for rent payments until a suitable replacement tenant is secured and a new tenancy begins.
Our team will work diligently to minimize vacancy, but all obligations under the RTB regulations will apply. We encourage tenants to communicate early with their Property Manager if an early termination may be required, so we can assist in facilitating a lawful and efficient transition.
Short-term rentals are not common within our portfolio; however, they do occasionally become available. The majority of our rental properties require a minimum one-year lease term in accordance with standard Residential Tenancy Branch (RTB) guidelines.
Pemberton Holmes maintains an operating and contingency account for each strata property and maintains the financials for each strata corporation using cash basis of accounting.
Yes, depreciation report and capital expense project assistance is available as required.
Yes, Strata Corporation documents, minutes, and information is available 24 hours a day for Owners through our client login page.
The Strata Manager oversees the annual renewal of the insurance policy and works with the insurance broker and adjusters for any insurance claims.
The Strata Manager coordinates building and grounds maintenance according to the operating budget and with the instruction from the Strata Council. The Strata Manager will screen, qualify, and hire independent contractors as required by the Strata Council.
Our strata management company and strata managers are legally obligated to protect and promote the clients’ interests. The Strata Manager communicates directly with the Strata Council and Owners, attends and coordinates Strata Council Meetings and Annual / Special General Meetings, assists in the enforcement of the Corporation bylaws and rules, completes on-site inspections of the property and books to establish the overall physical and financial state.
The Strata Council shall remain in control of all decisions as the executive of the strata council while Pemberton Holmes does the management footwork. Our objective is to present Council all the available options, make recommendations based on our professional experience and execute the management tasks according to the instructions received from Council.
The strata corporation is responsible for managing and maintaining the common property and common assets of the strata corporation for the benefit of the owners. Subject to the Strata Property Act (section 4 and 26), the regulations and the bylaws, the Council exercises powers and performs duties of Strata Corporation, including the enforcement of bylaws and rules.
Our Pemberton Holmes Strata Office is open 9am-5pm on business days. Strata Managers often participate in evening meetings to accommodate the schedules of the Strata Council members and Owners for Council Meetings and Annual / Special General Meetings. 24 hour emergency response is also available for Owners and Tenants.
Pemberton Holmes Ltd. has been serving Vancouver Island since 1887, and remains family owned and operated six generations later. Services offered include Real Estates, Residential Property Management, Strata Property Management, and Commercial Management.
Yes, our Strata Management portfolio consists of new construction and established corporations. We have developments planned for the future that will be under our management a year or more in the future.
It is best to make contact before initiating the project. A property that is set up well is easier to manage. We can provide input with budgeting, strata plan (designation of areas as Common Property or Limited Common Property for example), bylaw considerations, and other areas/questions that come up as the project is underway. Having open communication and smooth transfer from developer to owner is beneficial for all parties involved!
Our Strata Division currently services the Greater Victoria area to include, Sidney, Saanich, Victoria, View Royal, Langford, Colwood, Sooke, Bear Mountain, Malahat, Shawnigan, Duncan, and Cowichan Bay.
Our Strata Management Portfolio consists of various types of Strata Corporations including Condos, Town Homes, Heritage Buildings, and Single Family Homes / Lots on Bare Land. We manage Residential and Commercial properties, Sectioned Stratas and Types Stratas that are established or new construction.