agsecure

Changes being implemented July 1

Tue, 28 Apr 2026 13:41:07 GMT

Sections of Bill 60 and 97 become Law, July 1, 2026

Major Changes to the Residential Tenancy Act Coming July 1, 2026

As of July 1, 2026, amendments introduced through Bill 60 and Bill 97 will officially come into force, bringing significant updates to the Residential Tenancy Act (RTA). These changes shift several long-standing rules into enforceable law and introduce new obligations for both landlords and tenants.

Here’s a breakdown of what’s changing:

1. Window Air Conditioning Rights

Tenants will now be permitted to install window air conditioning units in cases where air conditioning is not already provided or approved by the landlord.

If utilities such as hydro are included in the rent, landlords can charge a reasonable seasonal fee to cover the additional electricity usage.

2. Standardized Payment Agreements for Arrears

When tenants fall behind on rent, any repayment or payment agreements must now be completed using the proper Landlord and Tenant Board (LTB) forms. This ensures consistency and enforceability across all agreements.

3. Increased Penalties for Landlords

The maximum fines for offences under the RTA are doubling, signalling stronger enforcement:

Individuals: from $50,000 to $100,000
Corporations: from $250,000 to $500,000

These increases highlight a growing focus on accountability, particularly around unlawful evictions and non-compliance.

4. Updated N12 Eviction Notice Options

For N12 notices (used when a landlord, purchaser, or family member intends to occupy the unit), landlords now have two options:

Option 1: Provide at least 60 days’ notice and pay the tenant one month’s rent as compensation
Option 2: Provide at least 120 days’ notice with no compensation required

Landlords should proceed carefully, as “bad faith” evictions remain subject to significant penalties.

5. New Rules for Renovation Evictions (N13)

Changes to N13 notices (for renovations or repairs) introduce additional tenant protections:

Landlords must provide written notice with an estimated completion date for the work
Tenants will have 60 days from the completion date to exercise their right to move back in
Tenants can file an application with the LTB up to six months after the work is completed

Again, bad-faith evictions in this context may result in substantial fines.

6. Shorter Timeline for N4 Notices (Non-Payment of Rent)

The timeline for tenants to pay overdue rent after receiving an N4 notice will be reduced:

Current: 14 days + delivery time
New: 7 days + delivery time

This change accelerates the eviction process for non-payment, making timely communication and action more critical for tenants.

Final Thoughts

These amendments represent one of the more substantial updates to the Residential Tenancy Act in recent years. Both landlords and tenants should take time to understand how these changes affect their rights and responsibilities before they come into force.

Please contact us with any questions you have about us.

E-signature comes to our leases

Tue, 21 Apr 2026 17:24:32 GMT

A.G. Secure Property Management Embraces Digital Convenience with E-Signatures

At A.G. Secure Property Management Inc., we’re always looking for ways to improve how we serve our clients and streamline our internal processes. Investing in the right technology is a key part of that commitment—and today, we’re excited to share our latest step forward.

We’ve officially introduced Adobe’s e-signature software for lease packages and other commonly signed documents.

A Simpler, More Flexible Signing Experience

This new system makes signing documents easier than ever for our tenants. Whether you’re at home, at work, or even commuting, you can review and sign your lease at a time and place that works best for you—no appointments required.

Of course, if you prefer a face-to-face experience, our office doors are always open. We’re happy to assist you in person anytime.

What This Means for Our Tenants

With e-signatures, the leasing process becomes faster and more convenient:

No need to coordinate schedules for signing appointments
No travel required to visit our office
Review your lease at your own pace and sign with a few clicks
Receive an immediate copy of your signed documents
Get your fully executed lease as soon as the final steps are completed

Benefits for Our Clients

All new leases will be easily accessible through your landlord portal
Faster turnaround times on lease execution

Improvements Behind the Scenes

Our internal operations benefit as well:

Complete digital audit trail for all documents
Reduced paper usage—no printing or physical storage required
Quick and secure access to documents for both tenants and staff

This is another step forward in making property management more efficient, accessible, and client-focused.

Carolle hits $5,000, now aiming for $6,000

Thu, 02 Apr 2026 16:07:58 GMT

One week to go, Easter Seals Dancing with the Stars Barrie

✨ Only ONE week to go! ✨

We’re counting down the days to Easter Seals Dancing with the Stars , and the excitement is building!

We are beyond thrilled to share that Carolle Hilton has not only surpassed her original fundraising goal of $5,000 … she’s raised the bar and is now aiming for $6,000! ��

The team at A.G. Secure Property Management and A.G. Secure HomeWatch couldn’t be prouder. Carolle’s passion for dancing is inspiring—but what truly makes this journey meaningful is the impact it has. Every dollar raised helps Easter Seals Kids access essential equipment and unforgettable camp experiences. ❤️

Together, all the dancers have already raised an incredible $33,599 —and with just one week left, we know we can push that total past $40,000 with your support!

�� As an added bonus, A.G. Secure Property Management Inc. and A.G. Secure HomeWatch have generously donated two sets of Toronto Blue Jays tickets to be auctioned off during the event, with all proceeds going directly to the charity.

Let’s rally behind Carolle and all the dancers as they make a difference—one step at a time.

�� Support Carolle and donate here:
https://secure.e2rm.com/p2p/fundraising/393745/participant/5567700/en-CA

Every contribution counts. Let’s finish strong! ��

So close to $5000.00 for Easter Seals

Mon, 30 Mar 2026 16:12:20 GMT

✨ She’s SO close—let’s help her cross the finish line! ✨

Carolle Hilton of A.G. Secure Property Management Inc and A.G. Secure HomeWatch is just $490 away from reaching her $5,000 goal for Easter Seals… and is currently sitting in 4th place out of 8 incredible dancers! ��

Let’s not just get her to $5,000—let’s push her to $6,000 and make an even bigger impact for families raising children with disabilities. Every dollar helps provide essential support, opportunities, and confidence to kids who need it most.

�� A big shoutout to Benson Heating & Air Conditioning for stepping up in support of this amazing cause. Kevin Benson shared:

Supporting Carolle in raising funds for Easter Seals’ “Dancing with the Stars” is something I feel strongly about. As a parent of 4, I understand how essential it is to have support systems in place, and Easter Seals has been that lifeline for so many families in our community. Their work changes lives in ways that are both meaningful and lasting.

Every contribution, no matter the size, helps a child move forward, gain confidence, and access opportunities they might not otherwise have. It’s a beautiful cause, and sustaining this support truly matters.

�� Now it’s your turn—are you on Carolle’s team yet?

Every donation, big or small, brings her closer to the goal and helps change lives.

�� Donate here: https://secure.e2rm.com/p2p/fundraising/393745/participant/5567700/en-CA

Let’s rally together, show our support, and cheer Carolle on as she takes the stage on April 10th ! ��

Thank You Instant Imprints

Mon, 30 Mar 2026 15:38:03 GMT

Bruce and Instant Imprints Barrie, your local hero.

�� Sponsor Spotlight: Instant Imprints Barrie ��

We’re getting closer to the April 10th Easter Seals Dancing with the Stars, and Carolle is steadily working toward her goal of raising $5,000 for children with disabilities! ��

When many people think of Easter Seals, they often think of the essential equipment provided to children. But if you ask the kids, they’ll tell you about something even more special—their fully accessible camp experience. ��️

This is a place where every activity is adapted so they can participate, have fun, and just be kids. And something that’s talked about far less—but is just as important—is what this camp means for families. It gives parents a rare and valuable opportunity to rest and recharge, knowing their child is safe, supported, and having an unforgettable time.

That’s why we’re so grateful to have Bruce MacGillivray from Instant Imprints Barrie stepping up to support Carolle’s mission of helping send kids to camp. ��

When asked why he chose to support, Bruce shared:

“I’m supporting Carolle Hilton because she is an example of how an individual can help out the community. Dancing with the Easter Seals Stars is a great event put on by an amazing organization, Easter Seals, to help some incredible kids in our community.”

�� Thank you, Bruce, for your generosity and community leadership!

If you’d like to help Carolle reach her goal and make a difference in a child’s life, please consider donating:
�� https://secure.e2rm.com/p2p/fundraising/393745/participant/5567700/en-CA

Let’s come together and help create life-changing experiences for these amazing kids! ��

Lakeside Dance is the Real Stars

Thu, 26 Mar 2026 14:10:04 GMT

Lakeside Dance, Makes Dancing with the Stars Happen

Behind the Scenes of Easter Seals Dancing with the Stars: The Magic of Lakeside Dance

When you hear the name Easter Seals Dancing with the Stars, you might picture a glamorous night of music, lights, and impressive performances—and you’d be right. But what many people don’t realize is what it takes to get there.

This incredible event brings together local business professionals—many with little to no dance experience—who step far outside their comfort zones to perform in front of a live audience, all while raising funds for children with disabilities. And if you’re wondering whether dancing in front of a crowd is nerve-racking… we can confirm—it absolutely is.

That’s where Lakeside Dance comes in.

Behind every confident step, every polished routine, and every smiling performer is the dedication and expertise of Ashley and Adam from Lakeside Dance. Year after year, they invest countless hours transforming a group of enthusiastic beginners into stage-ready performers.

Their role goes far beyond teaching choreography. They build confidence. They calm nerves. They create an environment where participants feel supported and capable—often achieving far more than they ever thought possible. By the time these “celebrities” hit the stage, they’re not just performing—they’re shining.

It’s no small task to take a room full of non-dancers and turn them into a show-stopping cast. But Ashley and Adam do it time and time again, helping make this event not only successful but truly unforgettable.

And it makes you think—if they can do this with a group of first-time performers under pressure… imagine what they could do for you. They can make your wedding first dance, the dance everyone remembers.

Whether you’ve always wanted to learn to dance, improve your skills, or simply try something new, Lakeside Dance offers a range of lessons and events to get you started. From beginner classes to social dance opportunities, there’s something for everyone.

�� Check out their upcoming events: https://lakesidedance.ca/dance-events/
�� Learn more about their programs: https://lakesidedance.ca/

If you’d like to support the incredible dancers taking part in this year’s event, you can also donate and view their profiles here:
�� https://eastersealsdancing.org/tag/barrie-celebrity/

Easter Seals Dancing with the Stars is about more than just dance—it’s about community, courage, and making a difference. And thanks to Lakeside Dance, every performer gets the chance to step into the spotlight with confidence.

✨ Huge Thank You to SMD Plumbing for Your Sponsorship! ✨

Wed, 25 Mar 2026 13:54:32 GMT

✨ Huge Thank You to SMD Plumbing for Your Sponsorship! ✨

Easter Seals Dancing with the Stars Barrie is one of the most important annual fundraising events in our region, supporting children with disabilities—and we’re so proud to be part of it again this year! ��

Carolle is thrilled to be hitting the dance floor once more—this time to a Michael Jackson classic! �� Did you know this is her second time dancing in the event? During COVID, A.G. Secure Property Management and A.G. Secure HomeWatch stepped up, and Carolle danced alongside “2 Left Feet” Rob Hilton.

But this year is different… she’s partnered with a professional—Adam from Lakeside Dance—so get ready for a smoother, more polished performance! ��

A big shoutout to Simon Dubreuil, owner of SMD Plumbing, who knows a thing or two about cleaning up a mess and stepping up for a great cause.

Simon shares:
“I grew up as an only child with a single mom, and there were some tough times—but we were lucky to have support. I’ve always had a soft spot for kids in need and have supported SickKids for years. Easter Seals is an incredible organization that brings support and joy to children in so many ways. Supporting this cause was an easy decision. Go Carolle!!”

�� Thank you, Simon, for your generosity and community spirit!

If you’d like to support this amazing cause, please consider donating here:
�� https://secure.e2rm.com/p2p/fundraising/393745/participant/5567700/en-CA

Let’s rally behind Carolle and make a difference together! ��

Exceptional Touch Cleaning made a Great Donation

Tue, 24 Mar 2026 15:16:02 GMT

17 days left before Dancing with the Stars

Exceptional Support for an Exceptional Cause ��

By now, you’ve likely heard how A.G. Secure Property Management and A.G. Secure HomeWatch have been working hard to support team member Carolle Hilton in her mission to raise $5,000 for Easter Seals .

Today, we want to give a special shout-out to another incredible local business stepping up in a big way—Exceptional Touch Cleaning. Supporting local charities takes heart, and we believe it’s important to recognize the businesses helping make our community stronger.

When we connected with Jaycee, she shared:

“At Exceptional Touch Cleaning, we believe in making an impact beyond the spaces we clean. Supporting Carolle through Dancing with the Stars and Easter Seals is our way of giving back to a community that embodies strength, courage, and resilience. Easter Seals empowers children with the independence, dignity, and opportunities they may not otherwise have—and we’re proud to play a small part in supporting their journey.”

✨ It’s support like this that truly makes a difference.

If you or someone you know is looking for professional cleaning services, we encourage you to check out Exceptional Touch Cleaning and support a business that gives back.

Special Promotion: If you mention this post to Exceptional Touch Cleaning and sign up for their services, they will donate a % of the proceeds to increase their sponsorship.

�� And if you’d like to help Carolle reach—and surpass—her $5,000 goal, every contribution counts!

�� Donate here:
https://secure.e2rm.com/p2p/fundraising/393745/participant/5567700/en-CA

Together, we can help create opportunities, independence, and unforgettable experiences for children who deserve it most. ��

$490 to go to hit $5000.00 raised

Mon, 23 Mar 2026 13:53:28 GMT

Thanks to Margaret and Keith, we are within reach of our $5000.00 goal

Let’s Help Get Kids to Camp ��

In Simcoe County, we’re incredibly fortunate to have such a caring and generous community. Leaders like Margaret and Keith Lindsay, along with the amazing team at Bartimaeus Inc., continue to make a meaningful difference in the lives of local families. https://www.bartimaeus.com/

Their organization supports families facing Specialized Behaviour Support Requirements and contributes to numerous charitable initiatives. Now, they’re making a big impact as major supporters of Easter Seals through the inspiring Dancing with the Stars fundraiser.

They’ve proudly sponsored Carolle Hilton of A.G. Secure Property Management and A.G. Secure HomeWatch, helping her reach her new goal of $5,000 in sponsorship .

When asked why they chose to give, Keith and Margaret shared:

“We are proud to support Carolle Hilton in her Dancing with the Stars fundraiser for Easter Seals. We do this because Easter Seals children inspire us with their bravery, resilience, and strength. We are privileged to play even a small part in supporting their incredible achievements. Their determination and spirit remind us why this cause matters so deeply, and we are honoured to stand behind such an important initiative.”

�� Every dollar raised helps send children with disabilities to camp—giving them the chance to build confidence, independence, and unforgettable memories.

�� Learn more about Bartimaeus Inc.

�� Join the sponsor list and help Carolle smash her $5,000 goal!

Donate here:
https://secure.e2rm.com/p2p/fundraising/393745/participant/5567700/en-CA

Together, we can make camp possible for more kids. ��

Over $4000.00 raised so far for Easter Seals

Fri, 20 Mar 2026 12:44:21 GMT

New goal, is now within reach, thanks to Michelle Jay of MJPilates.

Only $840 to Go: Help Carolle Reach Her $5,000 Goal for Easter Seals

Momentum is building, and the finish line is in sight!

Carolle Hilton of A.G. Secure HomeWatch and A.G. Secure Property Management recently set an ambitious goal to raise $5,000 in support of Easter Seals—and now she is just $840 away from reaching it.

This incredible progress wouldn’t be possible without the generosity of supporters like Michelle Jay of MJ Pilates. Michelle’s recent contribution has pushed Carolle to within striking distance of her target, bringing renewed energy and excitement to the campaign.

Michelle’s support goes beyond fundraising. As Carolle prepares for her upcoming Dancing with the Stars performance, she’s been relying on Michelle’s Pilates classes to stay flexible, strong, and ready to shine on stage. It’s a partnership built on encouragement, community, and shared purpose. https://michellejaypilates.ca/

When asked why she chose to sponsor Carolle, Michelle shared:

“I’m proud to support Carolle in her Dancing with the Stars performance and to contribute to Easter Seals. As a small business owner, it can feel challenging to give—every donation is a carefully considered choice—but I believe even a small contribution can make a meaningful difference. Carolle’s dedication and hard work in preparing for this bold, audacious event inspires me, and I’m honoured to support her while helping a cause that changes lives.”

Carolle is incredibly grateful—not only for Michelle’s financial support, but also for helping her stay limber through every rehearsal. And who knows… with all that Pilates training, we might just see a moonwalk make its way into the final performance!

Let’s get Carolle across the finish line.

Every contribution counts, and donations of $20 or more receive a tax receipt .

�� Donate here: https://secure.e2rm.com/p2p/fundraising/393745/participant/5567700/en-CA

Together, we can help Carolle hit her $5,000 goal and continue supporting the life-changing work of Easter Seals.

The A. G. Secure group of companies, says thanks to John Fischer

Thu, 19 Mar 2026 16:46:29 GMT

John Fischer, of Fischer Investments, thanks for Supporting Carolle.

Carolle Hilton Raises the Bar: New $5,000 Fundraising Goal for Easter Seals

Carolle Hilton of A.G. Secure HomeWatch and A.G. Secure Property Management is proud to announce that she is increasing her fundraising goal to $5,000 in support of Easter Seals—an organization dedicated to helping children and youth with physical disabilities live fuller, more independent lives. https://www.easterseals.org/

Carolle’s campaign continues to gain momentum thanks to the generosity of supporters in the community. A special thank you goes out to John Fischer of Fischer Financial for his meaningful contribution to the cause. https://www.johnfischer.ca/

When asked what inspired his donation, John shared a heartfelt perspective:

“When I had a young family, and then after starting a new business in my mid ‘40’s, I didn’t have the resources to give to charities. I always wanted to so now that I’m in a situation where I can give, helping the community and knowing that it helps others is very gratifying.

Donating to Easter Seals over the past number of years has been a joy; that said, visiting Camp Woodeden a couple of years ago solidified my reason for giving. Seeing these children being so happy at camp was a sight to behold! The Easter Seals children were in their element, enjoying each other and the activities that these special counsellors provide is unforgettable!”

John’s story is a powerful reminder of the impact generosity can have—not just financially, but emotionally and socially for the children and families supported by Easter Seals.

Carolle extends her sincere gratitude to John and to everyone who has contributed so far. With the increased goal, there’s still more work to be done—and every donation helps bring life-changing programs and experiences to children who need them most.

Want to make a difference?

You can support Carolle’s campaign and help her reach the $5,000 goal by donating here:
�� https://secure.e2rm.com/p2p/fundraising/393745/participant/5567700/en-CA

Together, we can continue to build a stronger, more inclusive community.

A.G. Secure, Carolle Hilton, is Dancing with the Stars!

Wed, 18 Mar 2026 17:38:49 GMT

Easter Seals, Carolle Hilton is dancing and needs your support.

Dancing for a Cause: Supporting Easter Seals Ontario

At A.G. Secure Property Management and A.G. Secure HomeWatch , giving back to our community isn’t just something we do — it’s who we are.

Over the years, our team has proudly rolled up our sleeves (and sometimes braved the freezing water!) to support incredible causes. From participating in Polar Bear Swims , walking in the Coldest Night of the Year , paddling in the Barrie Dragon Boat Festival , and even stepping onto the dance floor for Dancing with the Easter Seals Stars , we are always looking for ways to make a meaningful difference.

Today, we’re excited to share that Carolle Hilton from AG Secure is once again taking the stage — this time as an honoured participant in Dancing with the Easter Seals Stars (DWESS) in support of Easter Seals Ontario .

Why This Matters

Through this inspiring fundraising initiative, Carolle is raising funds to:

Help send children with physical disabilities to fully accessible camps
Provide essential mobility and accessibility equipment
Support families across Ontario with critical resources

These programs have a direct and lasting impact on children and families throughout our province, creating opportunities for independence, confidence, and unforgettable childhood experiences.

How You Can Help

We are reaching out to our valued clients, partners, and community members to ask for your support. Every contribution, big or small, helps Carolle move closer to her fundraising goal.

Donations of $20 or more receive a tax receipt.

If you or your organization would consider supporting this meaningful cause, we would be sincerely grateful.

Carolle’s fundraising page:
https://secure.e2rm.com/p2p/fundraising/393745/participant/5567700/en-CA

Thank You

Your continued support allows A.G. Secure to remain active not only in protecting properties, but also in strengthening the community we are proud to serve.

Thank you for your time, generosity, and commitment to making a difference.

Together, we can help children across Ontario shine both on and off the dance floor.

Spring 2026 Newsletter

Tue, 24 Feb 2026 14:02:12 GMT

Spring 2026 Newsletter

�� Spring 2026 Newsletter

Rental Housing Market Update & Community Highlights

As we step into Spring 2026, we’re seeing meaningful changes across the rental housing sector. In this edition, we’re covering key market shifts, legislative updates, Landlord and Tenant Board news, and a special community initiative close to our hearts.

�� Rents Are Going Down

The drop in rental prices is real.

Over the past several months, we’ve seen a noticeable shift in the market. Increased supply, affordability pressures, and changing renter behaviour have contributed to softer rental rates in many areas. Units are taking longer to lease, and price sensitivity is higher than it has been in recent years.

If you have a vacant unit — or one coming available soon — now is the time to be proactive.

In a shifting market, speed and strategy matter. If you’re unsure how to position your property, talk to us — we’re happy to review your unit and recommend an approach tailored to current conditions.

�� Bill 60 Was Passed — But Nothing Has Happened

The provincial government moved quickly to pass Bill 60 , creating significant discussion across the housing sector.

However, despite its rapid introduction and passage, we have not yet seen practical implementation changes affecting day-to-day landlord operations.

We continue to monitor developments closely and will provide updates as soon as meaningful changes begin to affect landlords and property managers.

⚖️ LLTB Update

⏳ Hearing Times

Hearing delays remain a challenge, though timelines have stabilized compared to peak backlog periods. Scheduling varies by region and application type.

�� Online Hearings

Virtual hearings continue to be the primary format. While convenient, they require proper preparation — documentation must be organized, submissions timely, and technology tested in advance.

�� Payment Agreements

There has been increased emphasis on negotiated repayment agreements. In some cases, entering into structured payment plans may result in faster resolution than waiting for full hearing outcomes.

�� Sheriff Times

Enforcement timelines remain inconsistent. After obtaining an eviction order, scheduling with the sheriff can still take several weeks, depending on regional demand.

If you are considering filing an application or are currently navigating the process, strategic timing and preparation are critical.

�� A.G. Secure — “In Our Community”

We’re proud to share that a member of our team will be participating in Dancing with the Stars in support of Easter Seals !

This incredible organization supports children and youth with physical disabilities, helping them access mobility equipment, camp experiences, and essential resources.

If you would like to support this wonderful cause, donations can be made here:

�� https://secure.e2rm.com/p2p/fundraising/393745/participant/5567700/en-CA

Every contribution makes a difference, and we’re honored to dance for such an important mission.

�� Looking Ahead

Spring is a season of change — and this year is no exception for the rental housing market. While pricing pressures and regulatory uncertainty present challenges, proactive strategy and informed decision-making create opportunity.

If you have questions about your property, upcoming vacancies, or current tenant matters, reach out. We’re here to help you navigate this evolving landscape with confidence.

Wishing you a successful and productive spring season!

Barrie Looking at Renoviction Rules

Thu, 12 Feb 2026 20:01:03 GMT

A.G. Secure, Part of the discussion on renovictions in Barrie

Renovictions, the RTA, and the City of Barrie: Let’s Have the Right Conversation

Recently, I was pleased to be asked to contribute to an article by Simcoe.com regarding the City of Barrie and the possibility of introducing a bylaw addressing renovictions.

This is an important topic, and one that deserves careful consideration.

What Is a Renoviction?

A “renoviction” occurs when a landlord evicts a tenant under the pretense of completing renovations, only to re-rent the unit at a significantly higher rate once the work is complete. In Ontario, this type of eviction—when done in bad faith—is already addressed under the Residential Tenancies Act (RTA) .

The RTA provides a clear legal framework to protect tenants from bad-faith evictions. If a landlord attempts to remove a tenant for renovations without legitimate grounds, tenants have legal remedies available to challenge the eviction and seek compensation.

When Renovations Are Legitimate

That being said, there are circumstances where legitimate renovations require a tenant to vacate a unit temporarily. In those cases, landlords must follow a specific legal process by issuing an N13 Notice .

The N13 process is not a loophole—it is a regulated and structured procedure that includes important tenant protections:

Compensation for the disruption.
Right of first refusal , allowing the tenant to return to the unit once renovations are complete.
Continuation of the original rent , meaning the landlord cannot simply reset the rent to market value for that returning tenant.

These protections are already embedded in provincial legislation and are enforceable through the Landlord and Tenant Board.

Should the City Create Its Own Bylaw?

The discussion now is whether the City of Barrie should introduce a municipal bylaw to address renovictions.

This raises an important question:
Should municipalities legislate in an area that is already governed by provincial law?

The Residential Tenancies Act was designed specifically to regulate landlord-tenant relationships across Ontario. Creating additional municipal layers of regulation could introduce confusion, overlap, and potentially conflicting standards.

That doesn’t mean concerns about housing stability aren’t valid—they absolutely are. But it is worth considering whether the appropriate venue for reform is at the provincial level, where the RTA already provides a framework for enforcement and dispute resolution.

Read the Article and Make Your Voice Heard

I encourage you to read the full article from Simcoe.com and consider the implications carefully:

https://www.simcoe.com/news/barrie-renovation-what-if/article_04bba3be-9bf7-5398-ab3f-bb066f6b4691.html

If you believe the City should not be entering into an area already covered by the Residential Tenancies Act, now is the time to make your voice heard.

Housing policy affects landlords and tenants alike. Thoughtful discussion—and a clear understanding of existing legislation—are essential as we move forward.

Nominated for Best Property Management in Barrie

Wed, 28 Jan 2026 17:19:03 GMT

We got some great news this morning.

We’re Honoured to Be Nominated for the Ontario Business Awards!

We’re excited to share some fantastic news with our community! ��

This morning, we received an email informing us that A.G. Secure Property Management Inc. has been nominated for the Ontario Business Awards in the category of Best Property Management Company in Barrie .

Being recognized alongside other outstanding businesses in our region is truly an honour. This nomination reflects the trust our clients place in us, the dedication of our team, and our ongoing commitment to providing reliable, responsive, and professional property management services.

We Need Your Support ��

Voting is now open, and we would be incredibly grateful for your vote. If you believe in the work we do and the service we provide, please take a moment to support us by casting your vote.

�� Click here to vote:
https://ontariobusinessawards.com/barrie/property-management/

Thank you for being part of our journey and for your continued support. We couldn’t do this without you!

—
A.G. Secure Property Management Inc.

No Extra Fees with A.G. Secure

Wed, 21 Jan 2026 20:31:28 GMT

Are you looking for a Property Manager? Know to ask about extra fees.

Are You Considering a Property Management Company for Your Rental?

One of the first questions we’re asked at A.G. Secure Property Management is simple:

“What does your service cost?”

Our answer has been the same for nearly two decades—clear, straightforward, and honest. We believe property owners deserve transparent pricing with no hidden fees , no surprises, and no fine print.

Our Pricing Structure

We tailor our services to meet your needs, whether you’re leasing a single unit or managing an entire portfolio.

Leasing Only

One month’s rent
That’s it. Simple and effective.

Full Property Management

First-Time Leasing

We charge ½ month’s rent the first time we lease your property
After that, you will never pay another leasing fee for that unit again

Ongoing Management Fees
Our management fee is a percentage of rent collected , which means we only get paid when you get paid .

Rent of $2,000/month or less : 10%
Rent between $2,000 – $10,000/month : 9%
Rent over $10,000/month : 8%

100% Guaranteed Rent Payment Option

Management fee: 15%
Enjoy peace of mind knowing your rent is guaranteed, regardless of tenant payment issues.

✅ No other hidden charges. Ever.

Why Comparing Property Management Companies Matters

While some companies may advertise a lower base management fee, it’s important to ask the right questions.

Many competitors add extra charges that quickly increase your overall cost.

Here are just a few fees commonly charged by other companies in the area:

Onboarding or setup fees ranging from $250–$500
Lease renewal fees of $150–$300 per renewal
Maintenance call fees , including:
$50 per maintenance request
10% surcharges added to maintenance bills
Fees for smoke alarm inspections
Limited tenant coverage—often just one year , with additional charges to replace tenants who move out afterward

These costs add up fast.

We like to compare this to buying a $12,999 car , only to walk out paying $22,999 once all the “extras,” fees, and add-ons are included.

The A.G. Secure Difference

At A.G. Secure Property Management , our fee structure has remained unchanged for 19 years —and we have no plans to change it.

No onboarding fees
No lease renewal charges
No surprise maintenance markups
No hidden costs

What you see is what you pay.

If you’re looking for a property management partner who values transparency, long-term relationships, and your bottom line, we’d love to talk with you.

 A.G. Secure Property Management
Reliable. Transparent. Proven.

Barrie Announces Major Discount on Permit Fees

Wed, 14 Jan 2026 19:20:06 GMT

City of Barrie is cutting permit fees for secondary suites.

Are you looking at taking a single-family home and converting it into a legal duplex?

Well, thanks to the recent announcement by the city of Barrie, you may have just hit the ideal time to look at taking action. The city continues to look for ways to increase affordable housing in the community, and one of the fastest ways to do so is to take a single-family home and convert it into two legal units.

Now, to be clear, to legally register a property as a duplex is no simple task, and typically it is not something that can be done on the cheap, but it sure can add value to your home, or maybe even help longer term in paying the bills.

We would argue that duplexes may be the new starter home for most Canadians, where you live in one unit, and you rent out the second. Why, you ask?

To start, the rental income counts towards one's earned income, so it can add between eighteen and twenty-four thousand dollars to your reported income, allowing you to now qualify for a mortgage.

If you are already in the house, and the basement is vacant, you already own the space; now change it to create an income with the existing space.

You also have the advantage now of tax write-offs when it comes to expenses like mortgage interest, major repairs, and even property taxes, as the second unit is now an income generator.

Need a contact to see if this idea works for you, we can connect you with the people who know.

More details in the attached article: https://www.barrietoday.com/local-news/city-cuts-building-permit-fees-by-50-to-boost-affordable-housing-11733340

Furnace Maintenance Program

Mon, 12 Jan 2026 19:54:35 GMT

It's like an Oil Change for your home.

With colder weather on us and furnaces back up and running, we’re pleased to share a proactive winter inspection and maintenance program for your heating system and owned water heater.

We’ve partnered with our trusted HVAC professionals to help reduce the risk of unexpected furnace breakdowns during the winter months. As you know, a loss of heat—especially after hours—can be disruptive and often results in higher emergency service costs.

This program includes a full inspection of the furnace, along with cleaning of components that may become problematic over time. Think of it as an “oil change” for your furnace. Any potential concerns will be identified early, and a detailed inspection report will be provided upon completion.

The regular cost of this service is $149.00–$189.00 plus HST. As a preferred client, you can take advantage of a discounted rate of $109.00 and $130.00 plus HST .

If you’d like to arrange this preventative maintenance for your rental property—or even your personal residence—please let me know, and I’ll be happy to coordinate the service for you.

If this is something you wish to take advantage of, please send me the properties you wish to have us arrange for, and our service team will set this up.

Did you know we have an Orillia office?

Thu, 08 Jan 2026 17:56:01 GMT

Presence in the local market is important.

Many people are surprised to learn that we have a dedicated office right in the heart of Orillia. You’ll find us at 79 Mississauga Street West , perfectly positioned to serve both Orillia and Severn .

Having a local office allows our team to respond quickly and efficiently to opportunities, concerns, and day-to-day property needs. It also means our clients benefit from hands-on management backed by a strong understanding of the local rental market.

Orillia is a vibrant community of just over 33,000 residents , and as of January 2026 , our team proudly manages 93 properties , representing a total of 279 rental units in the area. As with all of our offices, we focus primarily on low-density residential rentals . We do not offer room rentals or short-term vacation rentals—this specialization allows us to deliver consistent, high-quality service to property owners and tenants alike.

Our services include:

Professional leasing of your property
Full-service property management
A 100% Guaranteed Rent Payment Program for added peace of mind

In addition, we work closely with DePalma and Associates to support our clients with any Landlord and Tenant Board matters , ensuring expert guidance when it’s needed most.

If you have questions about how we can support your rental property in Orillia or the surrounding area, we’d love to hear from you.

�� Call us at 705-792-9764

Year End Statements Published

Wed, 31 Dec 2025 14:59:18 GMT

Owner Statements Published for 2025 tax year

Year-End Tax Summaries Are Now Available: Prepare for Your 2025 Tax Filing

As we come to the end of another year, it’s also time to begin preparing for your 2025 tax filings . To help make this process as smooth and efficient as possible, we’re pleased to let you know that all year-end tax summaries are now available in your portal .

Important Tax Date Range

For your 2025 taxes, please note that the reporting period covers:

December 12, 2024 – December 10, 2025

This date range is important when locating the correct documents in your portal.

Where to Find Your Year-End Tax Summary

Please refer to the image above for a visual guide on where to find your tax summary within the portal.

Log in to your portal and navigate to the Documents section.
Here, you’ll see a list of monthly statements as well as annual statements .

How to Quickly Locate Your Annual Statement

You have two easy options:

Use the search bar and enter the following date range:
12/12/2024_-_12/10/2025
This will filter the results and isolate your annual statement.

Scroll through the documents list until you find:
Owner_Statement_(12/12/2024_-_12/10/2025).pdf
This document is typically located about two-thirds of the way down the page .

Looking for Physical Invoices?

If you need access to the physical invoices , those are also attached directly within the portal. Additional guidance on navigating and using portal resources can be found in our Resource Section at the link below:

�� https://www.agsecure.ca/how-to-navigate-our-landlord-portal

Copy of How Quickly Can You Rent My Property?

Tue, 23 Dec 2025 19:14:49 GMT

How Quickly Can You Rent My Vacant Unit?

This is hands down the number one question we get from landlords. Unfortunately, the answer isn’t as simple as most people would like it to be. In today’s ever-changing rental market, the timeline depends on several moving parts.

And let’s be honest—we’ve never met a landlord who thought their rental was anything less than “average.” But the truth is, not all rentals are created equal, and pricing (along with positioning) makes all the difference.

Let’s break it down.

The Market Matters

Renting out a unit isn’t a one-size-fits-all process. The speed at which your property rents depends on a mix of factors, including:

Timing: Family-sized homes tend to move more slowly during the school year when parents don’t want to uproot their children.
Location: Some neighbourhoods attract renters quickly, while others take longer.
Supply & Demand: Just like any other commodity, rental pricing is tied to the market. If your unit is priced high in a slow-demand market, expect longer vacancies.
Property Quality: While upgrades don’t always increase the rent dollar-for-dollar, they absolutely impact how desirable your unit is compared to others. If bigger, brighter “red apples” are available, renters will go for those first.
Features That Count: Parking spots, for example, can add $50–$100 to monthly rent in our region. Even something as simple as a main floor powder room can make a big difference.
Updates vs. Dated: A fresh, well-maintained property shows pride of ownership. A tired, dated unit? Renters notice, and often so will the type of tenants you attract.

Beware of "Wishful Numbers"

Seeing an online listing and assuming that’s the going rent? Be careful. That’s the asking price—if the unit is still online weeks later, it likely means no one is paying that amount.

We also see landlords set expectations based on what their Realtor said during the purchase. The problem? That rental figure may have been used to “make the numbers work” when buying, not necessarily what the market will actually pay.

And here’s another risk: overpricing attracts the wrong kind of attention. Some professional tenants target overpriced rentals, knowing landlords might be eager for higher rent, only to stop paying shortly after moving in.

What about my costs?

This is the part no one really wants to hear. Your costs are your costs —and while they’re critical to your business, they don’t determine what the market considers “appropriate rent.”

Here’s the reality: you chose to buy a rental property. Maybe you paid cash, or maybe you took on a mortgage. But the market doesn’t adjust itself based on your financing decisions. Rising interest rates, for example, don’t guarantee you higher rent—it simply means your costs went up.

Think of it like this:

Company A has $100 in cash to make 100 pencils.
Company B borrows $100 to make the same 100 pencils.
If pencils are selling for $1.00 each, Company A at least breaks even. Company B, however, owes interest—so they’re losing money.
If Company B tries to sell their pencils for $1.20 to cover costs, buyers will simply choose Company A’s pencils first.

The same principle applies to rentals. The market dictates what tenants will pay—not your mortgage rate, taxes, or carrying costs.

The good news ? Like any business, many of your expenses are tax-deductible. That’s where a skilled accountant becomes invaluable—helping you maximize write-offs and minimize the financial strain of rising costs.

Why Talk to A.G. Secure Property Management Inc.?

At A.G. Secure Property Management Inc., managing residential rentals is 100% of our focus . We live and breathe this market, which means we can give you:

A realistic rent range for your property
An estimate of “top market rent” vs. the price point where a unit will rent quickly
Recommendations to make your unit the “shiny red apple” that attracts quality tenants

And here’s the best part: we don’t charge a cent until we deliver results.

When we list your rental, our goal is simple—build a long-term relationship that sets you up for success, not just a quick transaction.

�� Give us a call today at 705-792-9764 and let’s talk about the true market rent for your next vacant unit.

Best Property Management Company Awards

Wed, 17 Dec 2025 14:40:14 GMT

A.G. Secure Property Management Celebrates Major Wins at the Barrie Readers’ Choice Awards

We’re thrilled to share some exciting news—A.G. Secure Property Management has been recognized with not one, but two prestigious community awards! This year, we proudly took home the Platinum Award for Best Property Management Company in the Barrie Readers’ Choice Awards , along with the Diamond Award for Best of Alliston . These honours reflect the trust, support, and confidence our clients and communities place in us every day.

A Platinum Standard in Barrie

Winning the Platinum Award in Barrie is a milestone we don’t take lightly. The Readers’ Choice Awards are especially meaningful because they’re voted on by the people who experience our services firsthand—property owners, tenants, and community members. Being recognized as the top property management company in Barrie reinforces our commitment to professionalism, transparency, and consistent results.

From residential and commercial property management to maintenance coordination and responsive tenant care, our team works tirelessly to ensure properties are well-managed and owners feel confident their investments are in good hands. This platinum recognition is a testament to our dedicated staff and the high standards we uphold across every property we manage.

Diamond Recognition in Alliston

Adding to the celebration, A.G. Secure Property Management also received the Diamond Award for Best of Alliston . This award highlights our strong presence and positive impact in the Alliston community, where we’ve built lasting relationships through reliable service and local expertise.

Alliston continues to grow, and with that growth comes the need for experienced property management that understands the unique needs of the area. Our diamond win reflects our hands-on approach, attention to detail, and commitment to helping properties—and communities—thrive.

What Sets A.G. Secure Apart

These awards are the result of a simple philosophy: do right by our clients and communities . We focus on:

Proactive property care and maintenance
Clear communication and responsive service
Strong tenant relations and support
Local knowledge backed by professional systems

Our goal is not just to manage properties, but to protect investments, enhance value, and create positive living and working environments. Our Staff and contractor network is second to nobody.

Thank You to Our Community

We couldn’t have achieved these honours without the incredible support of our clients, tenants, partners, and team members. Your votes, feedback, and trust drive us to continually improve and raise the bar.

As we celebrate these achievements, we remain focused on the future—continuing to deliver secure, reliable, and high-quality property management services across Barrie, Alliston, and beyond.

Thank you for making A.G. Secure Property Management an award-winning choice. Here’s to many more years of excellence together!

https://best-businesses.thereaderschoice.ca/o/alliston/readers-choice-2025-winners/services/best-property-management

https://best-businesses.thereaderschoice.ca/o/barrie/readers-choice-2025-winners/services/best-property-management

Why do I want Renters Insurance

Mon, 01 Dec 2025 20:25:11 GMT

What if something happened to your rental?

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What items can increase the rent value of a property?

Fri, 28 Nov 2025 14:57:08 GMT

Will I get more rent, or is it just a shiny apple?

Is It a Shiny Apple, or Worth More?

Understanding What Really Increases Rental Value

When evaluating a rental property, it’s easy to get distracted by the “shiny apples”—the cosmetic upgrades that make a home look great in photos but don’t actually translate into higher rent. At the same time, there are practical features that may seem simple but make a meaningful difference to both rental value and tenant demand.

At A.G. Secure Property Management , we want landlords to understand where their investment dollars truly pay off. So let’s take a realistic look at what matters most.

Starting with the Basics

We all know that location and overall condition are major drivers of rental price. For the sake of comparison, let’s imagine two properties:

Side-by-side
Same neighbourhood
Similar condition
Located in an area with strong schools, easy access to major commuting routes, and access to public transit

In our local market, a 3-bedroom, 1-bathroom townhome typically rents for about $2,000 + utilities . From there, certain features can increase that monthly amount significantly.

What Features Have the Greatest Impact on Rent?

These upgrades add real, measurable value and often expand the pool of interested tenants:

• Main-floor powder room — approx. +$50/month

Highly convenient and a major draw for families and shared households.

• C entral Air Conditioning — approx. +$50/month

Increasingly expected. Without it, many applicants will simply walk away during warmer months.

• Garage — +$50 to $150/month

Value increases if it has interior access and is 1.5 to 2 cars wide.

• Double-wide driveway — approx. +$50/month

Even without a garage, parking flexibility is a significant benefit.

• Ensuite bathroom / additional full bath — approx. +$100/month

More bathrooms = more comfort and higher rent. En-suites normally come with walk-in closets, which is another bonus.

• Fenced yard — approx. +$50/month

Great for families and pet owners. Without a fence, many dog owners won’t apply.

• Fresh professional paint — approx. +$100/month

Creates a clean, bright, odour-free space, and helps the unit show at its best.

• Accessibility features — variable bonus

Our aging population needs accessible homes, yet few rentals offer them. These features can command higher rent and reduce vacancy.

Features That Help the Unit Show Better (But Don’t Usually Raise Rent on Their Own)

While these improvements make a home more appealing and can shorten vacancy time, they typically don’t increase rental value individually:

Dishwasher
Backsplash or under-cabinet lighting
Stone countertops
Upgraded light fixtures or ceiling fans
Hard-surface flooring instead of carpet (vinyl plank, laminate, etc.)
Matching appliances
Soaker tub

A property with several of these upgrades may justify a modest increase, but each one alone won’t significantly move the rent.

Before You Invest, Talk to Us First

Whether you're preparing an existing rental or considering purchasing one, the team at A.G. Secure Property Management is here to help. We can walk you through:

Which features deliver the best return
Which upgrades are worth skipping
What tenants in our market value most
How to maximize your rental income efficiently

And the best part? We don’t sell real estate. That means our guidance is unbiased—we’re focused solely on helping you make the best investment decisions for your long-term success.

If you’re planning changes or evaluating a purchase, reach out before you spend. We’re always happy to help you get the results you’re aiming for.

New Fire Code - Effective Jan 1, 2026

Tue, 25 Nov 2025 15:47:33 GMT

On November 14th, 2025 Ontario Released a New Fire Code

Ontario Releases New Fire Code: What Homeowners and Landlords Need to Know Before January 2026

On November 14, 2025 , the Province of Ontario introduced significant updates to the provincial fire code—changes that will directly affect homeowners, landlords, and property managers across the province. These new regulations come into force on January 1, 2026 , leaving us under 2 months to be compliant, as there is no grandfathering clause.

You can review the full legislation here:
➡️ Ontario Fire Code Regulation: https://www.ontario.ca/laws/regulation/070213

The Big Change: Carbon Monoxide Alarm Requirements

One of the most impactful updates involves carbon monoxide (CO) detection . Until now, Ontario’s fire code allowed grandfathering, meaning older homes could follow historic placement rules for CO alarms. Requirements varied depending on the age of the building and the type of fuel-burning appliances present.

Traditionally, the code required CO alarms to be located within 16 feet of any sleeping area , but did not mandate alarms on other levels of the home. For example, a rental property without bedrooms on the main floor or basement didn’t need CO alarms in those areas.

What’s Changing?

As of January 1, 2026, the new fire code mandates that:

✔ Carbon monoxide alarms must be installed on every floor of a residence with a fuel-burning appliance.

This applies regardless of whether that floor contains a bedroom , as long as the property has a fuel-burning appliance.

✔ Multi-unit and larger properties must have CO alarms in all common areas

This includes shared hallways, laundry rooms, and other communal spaces on every level of the building.

These updates reflect a major shift toward whole-building CO protection and will require many property owners to install additional devices.

Why This Matters Now

Because the updated code was only released on November 14, 2025 , we had already completed fall smoke and CO inspections under the old rules.

We are now reviewing all inspection reports to determine which properties are already compliant and which require upgrades. When we cannot confirm compliance from existing reports, we’ll be dispatching contractors to install additional alarms as needed.

To help reduce costs, we will use battery-operated CO alarms wherever permitted, but the absence of grandfathering means that action cannot be delayed .

Bill 60 Passes, with changes

Mon, 24 Nov 2025 20:43:11 GMT

Bill 60 has passed in the provincial legislature

Bill 60 Passes Third Reading: What Ontario Landlords Need to Know

As of November 24, 2025 , Bill 60 has officially passed its third reading in the provincial legislature and is set to become law. While some aspects of the bill were adjusted from the original proposal, several key changes will significantly impact the landlord–tenant landscape in Ontario.

Key Highlights of Bill 60

1. Shorter N4 Notice Period
For monthly tenancies, the minimum notice period on an N4 (Non-Payment of Rent) drops from 14 days to 7 days , allowing landlords to act more quickly when rent goes unpaid.

2. Maintenance Complaints Tied to Arrears Payment
Tenants who wish to raise maintenance issues during a non-payment eviction hearing must now have paid at least 50% of the outstanding rent . This change aims to reduce misuse of maintenance claims as a delay tactic.

3. Clearer Definition of “Persistent Late Payment”
The government will now have authority to formally define “persistent late payment,” bringing more clarity and consistency to the N8 process.

4. Review Request Window Shortened
The timeline to request a review of an order is reduced from 30 days to 15 days , limiting how long a review request can delay proceedings.

5. Restrictions on Eviction Delays
The LTB’s ability to postpone or delay an eviction will be restricted through new regulations. Currently, such requests often result in near-automatic reviews; this change aims to curb unnecessary delays.

6. Tighter Rules for Setting Aside Orders
New limits will make it more difficult for frivolous or strategic “set aside” applications to stall the eviction process.

7. Updated N12 Requirements
Landlords issuing an N12 (for owner or family use) will have two notice options:

60-day notice , which still requires compensation, or
120-day notice , which does not require compensation.

8. Faster Hearings and Order Posting
The LTB will continue its efforts to speed up hearing timelines and ensure that orders are posted promptly.

What This Means for Landlords and Tenants

For responsible, paying tenants , these changes should cause no concern. The goal of Bill 60 is to streamline processes, reduce abuse of the system, and help resolve issues more efficiently. Ideally, this will result in faster turnover of problem tenancies and quicker return of units to the rental market.

We Picked Up the Platinum Award

Fri, 21 Nov 2025 13:22:36 GMT

Community Votes 2025, Barrie Best Property Manager

Celebrating Another Big Win for Our Team! ��

There are moments in business that remind us just how powerful a dedicated, hardworking team can be. It’s one thing to know internally how much effort goes into delivering exceptional service every single day—but it’s something else entirely when the community recognizes that commitment.

This week, we’re thrilled to share that A.G. Secure Property Management Inc. has once again been awarded the Community Votes 2025 – Platinum Award in the Property Management category!

This recognition means a lot. It reflects not just service excellence, but the consistency, professionalism, and heart our team brings to the table year after year. Our staff continually sets the benchmark, raising the bar for what quality property management looks like in our community.

To the entire team: Way to go! You really are the best.

Your dedication is the reason our company stands out, and we couldn’t be mrouder

To our clients, partners, and community members who support us—thank you for trusting us and for taking the time to vote.

Here’s to another year of excellence! ��

�� See the award listing here:
https://barrie.communityvotes.com/2024/12/services/property-management

Openroom.ca, a tool in the toolbox

Wed, 19 Nov 2025 21:13:33 GMT

The tool every landlord wants to help find quality tenants.

Openroom.ca: A Valuable Addition to Our Screening Toolkit

When we first entered the world of property management, there was always talk about a supposed “tenant blacklist.” In reality, no such legitimate database existed—and for good reason. A blacklist could easily become a place where anyone could post unverified claims about a tenant, much like an unregulated Google Review.

Without proof or oversight, how could anyone fairly determine whether the information was accurate or simply subjective?

Traditionally, landlords relied on screening and credit checks to spot potential issues. While useful, credit reports rarely contained rental-specific information, since most landlords didn’t pursue formal collections. That meant a major gap in the screening process.

Then, in 2022, everything changed.

Openroom.ca launched, creating a centralized, searchable registry of verified Landlord and Tenant Board (LTB) orders , including eviction decisions. This isn’t a “blacklist”—it’s a database of confirmed tribunal orders , which are already public documents. Openroom simply organizes and makes this information more accessible so landlords can perform more thorough due diligence.

Think of it as a verified, crowd-sourced system: users submit tribunal orders, Openroom confirms their authenticity, and the verified information becomes searchable for housing providers across the province.

Why This Matters for Tenants

If you have not had an LTB order for eviction registered against you, then in all likelihood, you are one step closer to getting your next rental.

At A.G. Secure Property Management Inc., we submit all eviction-related LTB orders to Openroom.ca. This ensures that other landlords performing proper screening can see relevant, factual, and legally verified information before making rental decisions. Transparency helps maintain fairness across the rental landscape.

Why This Matters for Landlords

For landlords, Openroom provides free access to legally confirmed decisions that may never show up on a credit report. It enhances our ability to responsibly screen prospective tenants and make informed decisions based on documents that already exist in the public record.

Openroom.ca has quickly become an important tool in our screening process—one that supports fairness, accuracy, and professionalism in the rental industry.

Changing Your Services to A.G. Secure Property Management Nov 25

Sun, 16 Nov 2025 14:13:29 GMT

Getting Ready to Move Your Property Management Services to A.G. Secure

At A.G. Secure Property Management, we understand that change can sometimes feel overwhelming. That’s why we’ve designed our onboarding process to be as smooth and stress-free as possible when you decide to start or transfer your property management services to our experienced team.

It's Not Hard For Us To Take On New Clients

Our systems are built on scalable, cutting-edge technology, allowing us to quickly and efficiently implement changes. We pride ourselves on seamless communication and operational efficiency — and best of all, we do not charge an account setup fee.

What We Need to Get Started

To begin managing your property, we require some important information:

Management Agreement
Copy of insurance on the property
Void cheque or Pre-Authorized Payment (PAP) form for deposits
Tenant Information
Contact details
Rent ledger
Any legal notices
Details about any existing issues
Property Information
Last smoke alarm inspection records
Keys for the units
Existing contracts for services such as cleaning, snow removal, lawn care, etc.

Additional information may be needed, but this list will get us started.

Our Initial Steps for a Smooth Transition

Once we receive the necessary information, here’s how we’ll proceed:

Set Up Your Property in Our Operating System
Create tenant files
Provide you with portal access for monthly statements
Prepare “Direction and Acknowledgement Letters”
If you want, we’ll draft a cover letter explaining that you, as the owner, are changing management companies. This helps reduce tenant questions.
Distribute rent payment and contact instructions to your tenants

What to Expect During the First Month

The first month may require some additional communication as we navigate the transition. It’s not unusual for unexpected issues (“curve balls”) to arise, so rest assured, we will stay in close contact with you to address any needs promptly.

We’re ready to assist whenever you’re ready to make the change. At A.G. Secure Property Management, your peace of mind and that of your tenants is our priority.

Listing Your Rental, to get the right applicant.

Mon, 10 Nov 2025 16:58:06 GMT

How to Write a Rental Listing That Attracts Quality Tenants — and Avoids the Wrong Ones

Let’s be real for a moment.

The goal of a rental listing isn’t just to fill your property — it’s to attract quality tenants who will treat your investment with respect and reliability.

But here’s the truth: how you write your rental listing could be inviting all the wrong applicants. The last thing any landlord wants is a “professional tenant” who knows how to work the system. Lost income, endless frustration, and potential property damage can quickly turn your investment into a nightmare.

Here are some key points to consider when writing your rental listing:

1. Attach a Professional Name to the Listing

If you’re using a property management company , let them attach their name to the listing.

Trust matters. Quality applicants appreciate working with someone local and professional — not what they might call an “absent landlord.”
Protection matters. “Professional tenants” know that most management companies conduct proper background checks, so they’re less likely to even apply.

2. Use Clear, Honest Photos

Nobody expects realtor-quality images, but potential tenants do want to see what they’re getting.

�� Pro tip: Use landscape orientation and a wide-angle lens to capture more of each room. Clean, well-lit photos make a huge difference.

3. Keep the Description Short and Concise

People scroll fast.

Write a short but informative description — highlight the essentials, use bullet points or simple graphics if you can, and avoid repeating the same details multiple times. Clear and professional beats wordy every time.

4. Stay Within the Law

This one’s big — and often overlooked.

Ontario Human Rights Code: Avoid asking for employment income directly or using phrases like “family friendly.” These can be considered discriminatory and open you up to complaints.
Residential Tenancies Act (RTA): Don’t advertise “no pets allowed” — it’s against the law in Ontario. If an applicant knows the rules better than you, they may use that knowledge to their advantage.

5. Do Your Own Credit Check

Fake employment letters and altered credit reports are more common than you might think.

Always verify information yourself. Run your own credit check using reputable services — it’s your property and your investment, so protect it by doing your due diligence.

Final Thoughts

These steps may seem small, but skipping them can leave you wide open to the wrong applicants.

A well-written, legally sound, and professional rental listing doesn’t just fill your vacancy — it attracts the right people and helps safeguard your investment for the long term.

Property Management Fees

Tue, 04 Nov 2025 21:46:15 GMT

They are all different, what should I ask?

Property Management Fees and the Questions You Should Be Asking

So, you’re talking to different property management companies about their fee structures, and things are starting to get confusing. You’re not alone — the range of fees and terminology can make it tough to figure out what you’ll actually end up paying.

Let’s break down the most common fees and the key questions you should ask when comparing property management companies.

1. Leasing Fee

This is the fee charged to fill a vacancy.
Most companies charge one month’s rent plus tax for renting out your unit. Always confirm what’s included — for example, does the fee cover advertising, showings, and tenant screening?

2. Management Fees

There are typically two main structures for ongoing management:

Flat Fee Model
A fixed monthly amount per property, usually between $99 and $150 per door .
Be cautious — these lower rates often include limited services, with many “extras” added later. Think of it like buying a car at a base price and paying more for every add-on, and see how quick you pay much more.
Percentage-Based Model
In Ontario, these fees usually range from 8% to 12% of the monthly rent collected .
The exact services included vary by company, so make sure to ask for a detailed list — and check what’s not included.

3. Extra Fees to Watch Out For

Here are some of the most common add-on charges you might see:

Account Set-Up Fee: Some companies charge $100–$300 just to start managing each unit.
Maintenance Administration Fee: A 5–10% surcharge on maintenance invoices is not uncommon.
Unit Inspection Fee: Charged for visiting the property to perform inspections.
Vacant Unit Fee: A fee for managing an empty property, even when no rent is coming in.
Lease Renewal Fee: You may be charged to extend a tenant’s lease.
Re-Rental Fee: After a tenant moves out, you may have to pay again to rent the unit — unless the company offers a tenant warranty.

As you can see, these can add up quickly — so be sure to ask for a complete list of potential fees before signing a management agreement.

A.G. Secure Property Management – Transparent and Simple

At A.G. Secure Property Management , we believe in keeping things clear and straightforward.

Our Fee Structure:

Leasing Only: 1 month’s rent + HST
Full Property Management:
Leasing: ½ month’s rent + HST
Property Management Fee: 8–10% of rent collected (comprehensive services included)
100% Rent Payment Guarantee: 15% management fee

No Hidden Fees – Ever

We do not charge for:

Vacant unit management
Account set-up
Maintenance admin or upcharge fees
Unit inspections
Lease renewals
Re-rental of the same unit

Bottom line: What you see is what you pay — no extra costs, no surprises.

Final Tip:
When comparing property management companies, don’t just look at the headline rate. Always ask for a full breakdown of all fees and services so you can make an informed decision.

Needle in a Haystack

Wed, 29 Oct 2025 16:41:06 GMT

What to do in this rental market.

Things to Remember When Marketing a Rental

We often hear from people who say, “We listed our rental and got hundreds of inquiries! Why did your ad only get 15–20?”

Our response is always the same: “Wow, that’s great! Out of all those inquiries, how many were good leads?”

The typical answer? One or two.

That’s the key difference between quantity and quality. When marketing rentals, the goal isn’t to get the most inquiries — it’s to get the right ones.

Quality Over Quantity

In our experience, if we receive 10–15 inquiries in a week, we usually have 3–5 strong potential candidates. That’s a solid ratio — because we’re attracting people who actually fit the property and are serious about renting.

Why the Difference?

It starts with effective advertising.

A well-crafted rental ad not only draws in people looking for that type of property — it also helps others identify that it’s not the right fit.

For example, if a home doesn’t have a main-floor bathroom, someone with mobility issues can quickly see it isn’t suitable for them. The clearer and more honest the ad, the better the matches you’ll get.

Our Reputation Matters

At A.G. Secure Property Management , we’re known for our thorough screening process .

This reputation works to our advantage: “professional tenants” — people looking to take advantage of landlords — tend to avoid us.

The result? We attract stronger applicants and maintain an exceptionally low arrears rate .
(As of October 23, 2025, only 0.69% of rent is over 30 days outstanding.)

The Screening Process

Once someone inquires, that’s when the real work begins.

We look at:

Did they provide all the requested information?
How do they communicate — respectfully and clearly, or demanding and evasive?
Do they meet the income and credit criteria?
If there are past issues, can they reasonably explain them?

If everything checks out, we schedule a showing and move forward.

Finding the Needle in the Haystack

Good tenants are like needles in a haystack — the less hay you have to sift through, the better your chances of finding that needle.

That’s why we focus on attracting quality inquiries , not just volume.

The Role of Pricing

Quality tenants look for quality properties that are priced correctly .

Overpricing a rental doesn’t increase value — it sends a message that the owner may be unrealistic, which attracts the wrong kind of attention.

Remember: getting first and last month’s rent doesn’t mean much if you don’t get paid for the next five.

Let’s Get You to the Needle

Smart marketing, honest listings, and the right price point — that’s how we find great tenants.

Talk to us about pricing your property properly.
Together, we’ll find that needle in the haystack.

Q&A with Paralegal Nicole Fazzari, LLTB update

Mon, 27 Oct 2025 14:55:59 GMT

The Fourth of our Q & A night's with Nicole Fazzari, licensed paralegal

The fourth in our series of Q & A nights

Navigating the Landlord and Tenant Board: Insights from Nicole Fazzari, Licensed Paralegal

At A.G. Secure Property Management , we recently had the privilege of sitting down with Nicole Fazzari , Licensed Paralegal with DePalma and Associates , for an informative session focused on navigating the complexities of the Landlord and Tenant Board (LLTB) .

This session was an excellent opportunity for our clients to dispel common myths about evictions and landlord rights , while learning the right way to handle tricky situations. Nicole brought clarity, practical advice, and a deep understanding of the LLTB process that every landlord should know.

Key Takeaways from Our Conversation with Nicole:

Agreements to Terminate
When done correctly, a “cash for keys” arrangement can benefit both landlord and tenant—and most importantly, avoid the LLTB altogether . Nicole explained how to structure these agreements legally and respectfully.
Current LLTB Lead Times
While hearing timelines have slightly improved, they are still longer than ideal. Nicole shared the latest turnaround times for various application types and how best to prepare for delays.
Moving a Family Member into a Rental Unit
Many landlords think this is a simple process, but it’s one of the most commonly misunderstood areas. Nicole emphasized the importance of strict compliance with LLTB rules , as failure to follow them can lead to costly consequences.

One of the most important takeaways?
Getting the right legal advice early on might cost you a consultation—but it could save you thousands in the long run.

If you’d like to get in touch with Nicole or learn more about her services, visit:
�� https://www.depalmaparalegal.ca

New Proposals Put Forward for the LLTB

Thu, 23 Oct 2025 19:14:58 GMT

The Provincial Government has a working paper.

Ontario Proposes New Measures to Tackle LTB Delays

Published October 23, 2025

The Ministry of Municipal Affairs and Housing has just released an important new paper proposing updates to the Residential Tenancies Act — and it’s one worth reading.

Page 11: Fighting Delays at the Landlord and Tenant Board

Delays and backlogs at the Landlord and Tenant Board (LTB) have long been a challenge for both tenants and landlords. The government reports significant progress in reducing these backlogs, thanks to major investments that doubled the number of full-time adjudicators and added more staff.

As a result, the LTB resolved 106,000 cases in 2024 , the highest number in its history. Application timelines for Evictions (L1) and Rent Recovery (L9) have dropped dramatically — now averaging 8–9 weeks , down from 34–43 weeks in early 2023 , representing a remarkable 75% improvement .

Despite a 33% reduction in caseload since the 2023 peak, delays still affect thousands of Ontarians. The government is now taking further action through the proposed Fighting Delays, Building Faster Act, 2025 , which aims to:

Streamline LTB processes, particularly for cases involving non-payment or persistent late payment of rent
Improve fairness, speed, and accessibility for all parties
Reduce financial losses for both landlords and tenants
Encourage more rental housing supply by shortening dispute timelines

These measures signal a continued commitment to improving Ontario’s rental system and restoring confidence in the dispute resolution process.

�� Read the full paper from the Ministry of Municipal Affairs and Housing to learn more about the proposed updates and how they may affect you.

https://news.ontario.ca/assets/files/20251023/56f8ae306aaed7abc089126aecdeaffa.pdf

Q&A With Valerie Vautour, Secondary Suite Design

Thu, 23 Oct 2025 17:14:52 GMT

The Third of our Q & A night's focused on Secondary Suite Design

The third in our series of Q & A nights

Secondary Suites & Smart Design: A Conversation with Valerie from Function inForm

At A.G. Secure Property Management , we recently had the pleasure of sitting down with Valerie from Function inForm , an experienced designer specializing in secondary suites .

Our discussion focused on the real-world challenges landlords face when dealing with non-registered secondary suites —from compliance headaches to legal risks. Valerie shared insights on how failing to register can lead to costly complications down the road, and why investing in proper planning upfront is worth every penny.

Key takeaways from our conversation included:

The Advantages of Registering a Secondary Suite
Registration not only increases the value of your property but also ensures you're compliant with fire, safety, and zoning regulations.
Understanding the 2025 Ontario Building Code
With new updates coming, staying ahead of code requirements is essential—especially for those creating or converting rental units.
Municipal Hurdles and How to Navigate Them
Every municipality has its own rules, and working with knowledgeable professionals like Valerie can help you avoid delays, denials, and extra costs.

Secondary suites can be a great investment—but only when done right. Valerie’s expertise made it clear that working with the right people can make all the difference.

If you’re considering adding a secondary suite or need help navigating the process, we’d be happy to connect you with Valerie and the team at Function inForm.

Check out her website at https://www.functioninform.ca/

Why we don't post on Facebook Marketplace.

Thu, 23 Oct 2025 16:43:36 GMT

Do you want 100 inquires, or 4-7 good contacts?

Why We Don’t Typically Use Facebook Marketplace to List Rental Properties

People often ask why we don’t use Facebook Marketplace to advertise rental properties. It’s a fair question — Facebook is a powerful tool that can reach a wide audience. However, experience has shown us that it isn’t the most effective or efficient platform for quality rental listings.

Let’s Be Clear: Facebook Can Work — Sometimes

Facebook Marketplace can generate leads for rentals, and if it’s important to you that your property appears there, we’re happy to make that happen. Just let us know — we’ll create the post and ensure it links to the right application pages.

Why We Don’t Rely on Facebook Marketplace

Over time, we’ve noticed several consistent patterns that make Facebook Marketplace less than ideal for professional property management:

High Scam & Fraud Risk: Many private landlords use Marketplace, which unfortunately attracts “professional tenants” — individuals looking to take advantage of less experienced landlords.
Unqualified Leads: A large percentage of inquiries come from people who aren’t serious about renting or who are simply “tire kickers.”
Sales Pitches: Instead of genuine tenants, we often get messages from people trying to sell us services or unrelated products.
Low Conversion Rate: The quality of applicants compared to the number of messages received is very poor, making it an inefficient use of time and resources.

Platforms That Work Better

We focus our efforts on platforms that consistently deliver qualified leads and successful rentals:

Kijiji: When a property is priced right, Kijiji provides excellent visibility and attracts serious renters.
Our Website: Our own site is well-known in the region for reliable rental listings. It’s also syndicated by other marketing platforms such as Rent Life , expanding exposure even further.
MLS (Multiple Listing Service): For clients who want the widest possible reach, we can collaborate with a local broker to list the property on MLS. (Please note that MLS listings involve realtor fees.)

We’re Paid When You’re Paid

We only succeed when our clients do. If Facebook Marketplace produced strong, consistent results, we’d be using it every day. But the data — and our experience — simply don’t support that.

If you’d still like to have your rental listed on Facebook Marketplace, we’re happy to equip you with the tools and guidance to do it effectively.

At the end of the day, our goal is simple: get your property rented quickly and to the right tenant.

Realtor Support Program, for rental listings

Wed, 22 Oct 2025 14:56:14 GMT

A.G. Secure , launches program to support Realtors with listings on MLS ®

Elevate Your Service, Grow Your Business — Without Giving Up Listings or Commission

Real estate agents across Simcoe County: What if you could offer more value to your investor clients without sacrificing your MLS® listings, your commission, or your client relationships?

At A.G. Secure Property Management Inc., we specialize in managing low-density residential properties — and we’ve developed a partnership model designed specifically to support agents like you.

Here’s How It Works:

When you refer a client to us for property management services, we support both you and your client with:

�� Additional exposure for your rental listings through our network of qualified renters
✔️ Comprehensive tenant screening, with all documentation provided to you and the owner
�� Lease preparation and administration — including utility setup, insurance, and condo rules
�� Move-in coordination with the new tenants — we handle the details

Why Agents Love This Partnership:

✅ You Keep the Listing — And the Full Leasing Commission

We don’t charge a leasing fee. Instead, we’ll boost visibility by promoting the unit to our renter network — but you handle the showings, the offers, and you close the deal. You keep 100% of your leasing commission.

✅ We Handle Property Management — So You Don’t Get the 3 A.M. Calls

Once the tenant moves in, we become the point of contact — not you. That means fewer interruptions, more time for sales, and a smoother experience for your client.

✅ You Can Offer Your Clients More — Including Our Rent Guarantee

When we screen the tenant, your client instantly qualifies for our industry-leading Rent Guarantee:

Up to 12 months’ rent coverage for non-paying tenants
All tribunal, legal, and eviction costs covered
No probationary period

Or, if your client prefers traditional management, we offer a reduced portfolio rate of just 8% of monthly rent — a 10–20% discount off standard pricing.

✅ We’re Not a Brokerage — So Your Future Listings Are Protected

We don’t sell real estate, and we’re not affiliated with any brokerage. Our only focus is managing rentals — not competing with you. Your client relationship stays intact for the long term.

Let’s Work Together to Serve Investors Better

When you partner with A.G. Secure Property Management Inc., you offer more value, less hassle — and you grow your business without giving up control.

Q&A With Real Estate Lawyer Mark Weir

Wed, 22 Oct 2025 14:55:31 GMT

This is our Second Q & A night, focused on Estate Planning for Rental Properties

Second in our series of Q & A nights

Estate Planning Insights with Mark Weir of HMH Law

While the record button may have only caught the last few minutes of our session, the conversation with Mark Weir of HMH Law Offices in Barrie was packed with valuable information for anyone who owns—or plans to own—real estate.

Mark brought his extensive legal knowledge to the table as we discussed the often-overlooked legal distinctions between personal and investment properties , and what every property owner should consider when it comes to estate planning.

Some of the key topics we covered included:

Different Types of Property Ownership
Understand how joint tenancy, tenancy in common, and corporate ownership can impact your estate and tax implications.
The Importance of a Power of Attorney (P.O.A.)
Why having a P.O.A. in place is critical—especially for real estate investors.
Why You Need a Will and an Executor You Trust
Your executor plays a vital role in managing your estate and ensuring your wishes are followed.
What Is Probate and How It Can Affect You
A practical explanation of probate and how proper planning can help avoid delays and reduce fees.

Although the full conversation wasn’t recorded, we’re happy to connect you with Mark if you'd like to explore these topics further with him directly.

To check out Mark's website, go to https://www.hmhlawoffices.com/

Q&A With Mike Kostrich CPA

Mon, 20 Oct 2025 14:24:38 GMT

In our first of our Q & A nights focused on landlords with CPA Mike Kostrich

First in our series of Q & A nights

Kicking Off 2025: Tax Planning for Landlords with Mike Kostrich, CPA

We were excited to kick off our 2025 landlord education series with a special Zoom session featuring Mike Kostrich of Kostrich CPA . Mike generously shared his time and expertise to walk landlords through key tax planning strategies for investment properties.

During the session, Mike addressed many of the most common (and often confusing) questions landlords face, offering practical advice on how to structure investments to reduce tax exposure and stay compliant.

For more information on Mike, you can check out his website at https://kostrich.ca/

This was the first in our ongoing educational series for property investors. Upcoming sessions include:

Estate Planning for Rental Properties
Understanding Secondary Suites
Paralegal Guidance on Landlord and Tenant Board Forms

Stay tuned for more details and recordings of past sessions!

100% Rent Guarantee, How did it come about?

Fri, 17 Oct 2025 18:05:35 GMT

The number 1 concern of most investors. What about rent arrears?

Why We Offer a 100% Rent Guarantee: A New Way to Protect Your Investment

When we first introduced the idea of a 100% Rent Guarantee in our office, even our own team needed a moment to wrap their heads around it. But once we looked at the numbers and, more importantly, the real-world stress faced by landlords, we knew it was the right move.

One of the biggest concerns for real estate investors is unpaid rent. The bills keep coming—mortgage, insurance, taxes—but without rent coming in, the financial pressure can build fast. So, how could we help protect our clients from that risk?

Understanding the Reality of Arrears

As a company, we take it seriously when a client doesn't receive their rent due to a tenant falling behind. Statistically, our own arrears rate is well below the industry average. Still, we recognize that even if just one of your properties experiences this, the impact on your financial peace of mind is huge.

Let’s take a look at some industry numbers:

In 2020 , CMHC estimated that 10.68% of rental units in Toronto were in arrears.
By 2024 , the PayProp Rental Index reported that 18.3% of tenants were in arrears in the first quarter alone.

These numbers are staggering—and they're not just statistics. They're the reality faced by thousands of landlords, made worse by delays at the Landlord and Tenant Board.

What Makes Us Different?

We dug into our own performance data and confirmed what we already knew: even through the pandemic, our tough screening process, tenant education, and proactive management practices kept our arrears significantly lower than the market average.

This wasn't just a lucky trend—it was long-term performance backed by strategy and systems.

Time for a Paradigm Shift

We started thinking differently. In many industries, extended warranties are offered to protect consumers from worst-case scenarios. Buy a fridge, a car, or a laptop, and you have the option to pay a bit more for peace of mind. So why not apply that same concept to property management?

That’s how the idea for our 100% Rent Guarantee was born.

Introducing Our In-House 100% Rent Guarantee Program

Included as part of our full-service property management package at an adjusted rate of 15% of monthly rent , this program gives you:

✅ Coverage for up to 12 months of unpaid rent during a tenant’s occupancy
✅ Landlord and Tenant Board application fee coverage
✅ Full legal representation costs covered
✅ Sheriff enforcement fees included

This program may not be for every investor—but for those seeking true peace of mind , it can be a game-changer.

Final Thoughts

Real estate investing is a long-term strategy, and your success shouldn’t be derailed by one difficult tenant situation. With our 100% Rent Guarantee, you can protect your income stream, reduce stress, and focus on growing your portfolio.

Interested in learning more? Reach out to our team today and find out if this program is the right fit for your investment goals.

Q & A, With Nicole Fazzari, Paralegal Oct 16 @ 6:30 pm

Tue, 14 Oct 2025 20:26:57 GMT

Questions and answers with Paralegal Nicole Fazzari

Question and answer night with Paralegal Nicole Fazzari.

At A.G. Secure Property Management Inc., we believe that knowledge is one of the most valuable tools a landlord can have. That’s why last year we launched an educational series designed to give our clients — and anyone involved in the residential rental market — direct access to professionals with skill-specific expertise.

So far, we’ve covered a wide range of important topics:

During tax season, we invited an accountant to share insights and strategies.
We followed this up with a lawyer who explained the importance of wills and POAs when it comes to protecting your investment properties.
With the growing focus on legalizing second suites, we hosted a designer who specializes in helping clients create income-generating units.

This fall, we are excited to welcome Nicole Fazzari , a paralegal from De Palma and Associates , who has been representing our clients at the Landlord and Tenant Board (LLTB) for the past five years. Nicole brings a wealth of experience and will be covering key topics, including:

Turnaround times at the LLTB for various applications.
How the new electronic application process has improved scheduling, submissions, and file updates.
The benefits (and sometimes funny side stories) of virtual ZOOM hearings.
Why property managers need legal representation in the first place.

After her presentation, the floor will be open for your questions. Want to know the limits of increasing rent? Wondering if you can evict a tenant because you plan to sell? Curious about the risks of filing an N12 incorrectly? Nicole will be there to give you the clarity you need.

We look forward to starting the fall with this valuable session and continuing to provide our clients with the tools they need to succeed as landlords.

Date: Oct 16, 2025

Time: 6:30 pm - 8:00 pm

Zoom Link: https://us02web.zoom.us/j/85232077073?pwd=QIowugcfKZVRb9lrLzxD2D2LULAKyr.1

Realtor Support Program, for rental lisings

Fri, 10 Oct 2025 15:18:14 GMT

A.G. Secure , launches program to support Realtors with listings on MLS ®

Elevate Your Service, Grow Your Business — Without Giving Up Listings or Commission

Real estate agents across Simcoe County: What if you could offer more value to your investor clients without sacrificing your MLS® listings, your commission, or your client relationships?

Here’s How It Works:

When you refer a client to us for property management services, we support both you and your client with:

�� Additional exposure for your rental listings through our network of qualified renters
✔️ Comprehensive tenant screening, with all documentation provided to you and the owner
�� Lease preparation and administration — including utility setup, insurance, and condo rules
�� Move-in coordination with the new tenants — we handle the details

Why Agents Love This Partnership:

✅ You Keep the Listing — And the Full Leasing Commission

✅ We Handle Property Management — So You Don’t Get the 3 A.M. Calls

Once the tenant moves in, we become the point of contact — not you. That means fewer interruptions, more time for sales, and a smoother experience for your client.

✅ You Can Offer Your Clients More — Including Our Rent Guarantee

When we screen the tenant, your client instantly qualifies for our industry-leading Rent Guarantee:

Up to 12 months’ rent coverage for non-paying tenants
All tribunal, legal, and eviction costs covered
No probationary period

Or, if your client prefers traditional management, we offer a reduced portfolio rate of just 8% of monthly rent — a 10–20% discount off standard pricing.

✅ We’re Not a Brokerage — So Your Future Listings Are Protected

We don’t sell real estate, and we’re not affiliated with any brokerage. Our only focus is managing rentals — not competing with you. Your client relationship stays intact for the long term.

Let’s Work Together to Serve Investors Better

When you partner with A.G. Secure Property Management Inc., you offer more value, less hassle — and you grow your business without giving up control.

Easter Seals, Recognizes Rob Hilton, 2024 Service Award

Thu, 09 Oct 2025 12:41:10 GMT

Rob Hilton, Receives 2024 Service Award

Celebrating Community Involvement: Rob Hilton Recognized by Easter Seals Ontario

At A.G. Secure Property Management Inc., we believe that being part of the community is not just a responsibility, but a privilege. We are proud to highlight the efforts of our own Rob Hilton, who was recognized by Easter Seals Ontario with the 2024 Service Award earlier this year. Just two weeks ago, Rob received his plaque, now displayed with pride in his home.

Easter Seals Ontario shared some thoughtful words about Rob’s contributions:

“As a member of BNI, Rob’s fervent support for Easter Seals kids is evident through his enthusiastic storytelling, tireless fundraising, and passionate advocacy. Rob is always first to raise his hand to help, and his belief in the mission of Easter Seals is unwavering.”

With the support of the A.G. Secure Property Management team , Rob has worked alongside clients to raise funds that directly support children with disabilities in achieving greater independence.

When asked what inspires him to stay involved with an organization to which he has no personal connection, Rob explained:

“These kids have every excuse to why they can’t do something, but they continually look for ways to still do it. If they can cut through the excuses, then they are role models we should look up to.”

Rob also gave special recognition to Casey and Chloe, whose determination continues to show that the only barriers in life are the ones we refuse to find a way around.

We couldn’t be prouder of Rob’s recognition and ongoing commitment to making a difference. His passion is a reminder of the power of community and the importance of supporting organizations that create opportunities for kids to thrive.

Fall 2025 Newsletter

Tue, 07 Oct 2025 18:32:33 GMT

Fall 2025 Newsletter

Here is our most recent newsletter.

At A.G. Secure Property Management, we believe that keeping our community informed is just as important as managing properties. That’s why, twice a year, we publish a newsletter designed to keep landlords, tenants, and community members updated on important changes, industry news, and what’s happening with our team.

Whether you’re a client or simply interested in staying informed, you’re welcome to access and download our latest edition.

In this issue, we cover:

LLTB Update – The latest insights into Landlord and Tenant Board decisions and trends.
2026 Rent Increase Guideline – Recently released by the government, with what it means for landlords.
Hearing Wait Times – A snapshot of the current delays we’re experiencing.
Zoom Hearings – Did you know you can watch them? Here’s how.
New Website Launch – A fresh online experience designed to make access easier.
Education Nights – Our upcoming plans for 2026.
Market Rent Update – Yes, rents are still dropping, and we explain why.
Community Involvement – A look at our participation in Barrie’s Dragon Boat Festival.

We’d love to hear your feedback. Let us know what topics you find most valuable and what you’d like us to cover in future editions.

�� Download the newsletter above and stay in the loop!

Canada Post Strike, Do we pay your utilities?

Fri, 03 Oct 2025 15:24:42 GMT

Critical for all clients, where A.G. Secure Property Management pays your utilities.

Subject: Important Notice: Canada Post Labour Disruption and Utility Bill Processing

Attention: All Clients

Due to the ongoing Canada Post strike, we want to ensure you're aware of potential disruptions in the delivery of utility bills normally sent to our office at:

9 Queen St N, Box 308, Tottenham, ON

Each month, we receive hundreds of utility bills from various providers for multiple properties. Unfortunately, with mail delivery currently suspended, we will not be receiving these bills and will therefore be unable to process payments in the usual manner.

To ensure your utility bills are paid on time, we kindly ask for your assistance with one of the following temporary options:

Option 1: Pay Your Utility Bills Directly
Please contact your utility provider or log in to their online portal to access and pay your bill directly. Once regular mail service resumes, your bills should be delivered to us again—unless you choose to continue with electronic delivery.

Option 2: Forward Bills to Us for Payment
Access your utility bills online as above, and then forward them to us at agsecuretottenham@gmail.com . We will handle the payments from our end as usual.

We understand this situation may cause some inconvenience, but unfortunately, it is beyond our control. Your cooperation is greatly appreciated in helping us continue to manage your property efficiently during this disruption.

If you have any questions or need further assistance, please don’t hesitate to reach out.

Kind regards,

Copy of Education Night, With Nicole Fazzari

Thu, 02 Oct 2025 12:55:55 GMT

Questions and answers with Paralegal Nicole Fazzari

Question and answer night with Paralegal Nicole Fazzari.

So far, we’ve covered a wide range of important topics:

During tax season, we invited an accountant to share insights and strategies.
We followed this up with a lawyer who explained the importance of wills and POAs when it comes to protecting your investment properties.
With the growing focus on legalizing second suites, we hosted a designer who specializes in helping clients create income-generating units.

Turnaround times at the LLTB for various applications.
How the new electronic application process has improved scheduling, submissions, and file updates.
The benefits (and sometimes funny side stories) of virtual ZOOM hearings.
Why property managers need legal representation in the first place.

We look forward to starting the fall with this valuable session and continuing to provide our clients with the tools they need to succeed as landlords.

Date: Oct 16, 2025

Time: 6:30 pm - 8:00 pm

Zoom Link: https://us02web.zoom.us/j/85232077073?pwd=QIowugcfKZVRb9lrLzxD2D2LULAKyr.1

How Quickly Can You Rent My Property?

Tue, 30 Sep 2025 12:53:49 GMT

How Quickly Can You Rent My Vacant Unit?

Let’s break it down.

The Market Matters

Renting out a unit isn’t a one-size-fits-all process. The speed at which your property rents depends on a mix of factors, including:

Timing: Family-sized homes tend to move more slowly during the school year when parents don’t want to uproot their children.
Location: Some neighbourhoods attract renters quickly, while others take longer.
Supply & Demand: Just like any other commodity, rental pricing is tied to the market. If your unit is priced high in a slow-demand market, expect longer vacancies.
Property Quality: While upgrades don’t always increase the rent dollar-for-dollar, they absolutely impact how desirable your unit is compared to others. If bigger, brighter “red apples” are available, renters will go for those first.
Features That Count: Parking spots, for example, can add $50–$100 to monthly rent in our region. Even something as simple as a main floor powder room can make a big difference.
Updates vs. Dated: A fresh, well-maintained property shows pride of ownership. A tired, dated unit? Renters notice, and often so will the type of tenants you attract.

Beware of "Wishful Numbers"

Seeing an online listing and assuming that’s the going rent? Be careful. That’s the asking price—if the unit is still online weeks later, it likely means no one is paying that amount.

What about my costs?

This is the part no one really wants to hear. Your costs are your costs —and while they’re critical to your business, they don’t determine what the market considers “appropriate rent.”

Think of it like this:

Company A has $100 in cash to make 100 pencils.
Company B borrows $100 to make the same 100 pencils.
If pencils are selling for $1.00 each, Company A at least breaks even. Company B, however, owes interest—so they’re losing money.
If Company B tries to sell their pencils for $1.20 to cover costs, buyers will simply choose Company A’s pencils first.

The same principle applies to rentals. The market dictates what tenants will pay—not your mortgage rate, taxes, or carrying costs.

Why Talk to A.G. Secure Property Management Inc.?

At A.G. Secure Property Management Inc., managing residential rentals is 100% of our focus . We live and breathe this market, which means we can give you:

A realistic rent range for your property
An estimate of “top market rent” vs. the price point where a unit will rent quickly
Recommendations to make your unit the “shiny red apple” that attracts quality tenants

And here’s the best part: we don’t charge a cent until we deliver results.

When we list your rental, our goal is simple—build a long-term relationship that sets you up for success, not just a quick transaction.

�� Give us a call today at 705-792-9764 and let’s talk about the true market rent for your next vacant unit.

6 Years in a row, Three Best Rated in Barrie

Wed, 24 Sep 2025 14:05:34 GMT

Congratulations to Our Team – 6 Years in a Row!

Being recognized for excellence six years in a row is something many might take as a reason to sit back and be complacent. For us, it’s the opposite. This recognition is proof that we have consistently delivered high-quality service year after year—and it motivates us to keep raising the bar.

This achievement is a reflection of the people behind the scenes. We have an incredible team working hard every day to create results for our clients. It’s also confirmation that the changes we’ve invested in—whether in systems, training, or innovation—are paying off. The performance we achieved in the past has become our benchmark for the future, and our new programs are keeping us one step ahead of the competition when it comes to delivering what the market needs.

What Is Three Best Rated?

Three Best Rated is an independent organization that identifies the top businesses in a given market using a thorough 50-point inspection. Their review process covers everything from reputation and reviews to cost, satisfaction, and overall excellence.

Importantly, Three Best Rated does not accept payment for listings. Their mission is to provide an accurate, unbiased guide for consumers looking for trusted businesses. As they state:

“We handpick the best businesses using our 50-point inspection. It includes everything from reviews, business reputation, cost, satisfaction, to general excellence.”

You can explore their listings and see who stands out in different industries at Three Best Rated’s website .

Thank You

This recognition wouldn’t be possible without the dedication and support of so many people:

Our staff – for being top-notch day in and day out.
Our third-party vendors – for going above and beyond expectations.
Our clients – for trusting us to manage and enhance their rental properties.
Our tenants – for simply being the best.

To all of you—thank you. Here’s to another year of excellence, growth, and results!

Contact Information and Fridge Magnets

Mon, 22 Sep 2025 17:17:09 GMT

Why We’re Bringing Back Fridge Magnets

Sometimes the simplest solutions are the most effective.

When it comes to property management, clear communication with tenants is essential—especially when emergencies happen. But believe it or not, we still receive calls from tenants of properties we’ve never managed, simply because they remembered part of a name or found an old phone number.

That’s why we’ve decided to go a little “old school” and start distributing fridge magnets to all of our rental units.

What’s on the Magnet?

Each magnet is designed to keep critical information front and centre , right where you can’t miss it—on your fridge. It includes:

Emergency and general inquiry contact information
Rent payment details (including a reminder for e-transfer payments)
A QR code that links directly to our online maintenance request form

Simple. Practical. Effective.

Why Magnets?

Sure, it may feel a little retro in today’s digital-first world. But a fridge magnet offers something a text message or email can’t:

It’s always visible, no searching required
It works for everyone (no app, no login, no Wi-Fi needed)
And, as a bonus, it doubles as the perfect holder for your children’s artwork, grocery lists, or favourite photos

How to Get Yours

We’ll be distributing fridge magnets during our fall inspections . If you’re one of our tenants and you don’t receive one, simply stop by our office starting in November to pick one up.

Because when it comes to staying connected, sometimes the simplest tools are still the best.

How to Navigate Our Landlord Portal

Fri, 19 Sep 2025 15:27:18 GMT

Our clients have access to a web portal, learn how to access.

Stay Connected with Your Investment: The A.G. Secure Landlord Portal

At A.G. Secure Property Management Inc., we believe that communication and transparency are the foundation of a successful partnership with our clients. That’s why we’re proud to provide landlords with a dedicated, secure online portal designed to keep you connected to your portfolio—anytime, anywhere.

With just a few clicks, you can log in to your account and access real-time information about your properties. Our portal gives you the tools you need to stay informed and confident in your investments.

Here’s what you’ll find when you log in:

Dashboard of Current Accounts – A clear overview of your property portfolio at a glance.
Ledger of Transactions – Track every payment and expense in detail. (Video walk-through: 3min, 26 sec)
Monthly Statements & Year-End Tax Summary – Organized reports that make bookkeeping and tax time simple. (Video walk-through: 4min, 51 sec)
Bills & Third-Party Invoices – Copies of bills from utilities and suppliers, all stored in one place. (Video walk-through: 5min, 50 sec)

This portal isn’t just about convenience—it’s about peace of mind . You’ll always know where things stand with your properties, without having to wait for updates or chase down paperwork.

If your current property management company doesn’t offer this level of transparency, it may be time to consider a change.

�� Call us today at 705-792-9764 to learn how A.G. Secure Property Management Inc. can make managing your properties easier, more efficient, and stress-free.

Barrie Dragon Boat Festival 2025

Thu, 18 Sep 2025 16:48:57 GMT

Celebrating Community Spirit at the Barrie Dragon Boat Festival! ��‍♀️��

At A.G. Secure Property Management Inc. , we believe being active in our community is just as important as the work we do every day for our clients. This past weekend, we had a special reason to celebrate!

A big congratulations goes out to Carolle Hilton from our sister company, A.G. Secure HomeWatch Inc. , for proudly representing both A.G. Secure HomeWatch and A.G. Secure Property Management in Barrie’s Annual Dragon Boat Races.

Carolle joined the incredible Bartimaeus SurviveOars team, helping row their way to winning the Tim Hortons Cup for the third year in a row! ��

A.G. Secure Property Management Inc. stepped up to provide the team and their families with brisket sandwiches to keep their energy levels top of the game.

Now, while the SurviveOars might not have been the fastest team on the water, they were the most impactful—raising over $26,000 in support of Easter Seals and Camp Dawn . To put that in perspective, the second-place fundraising team brought in $25,000—a reminder of just how hard this team worked to make a difference.

We’re especially proud to share that Carolle was one of the top fundraisers , personally raising over $3,000 toward this amazing cause. ��

A heartfelt thank you goes out to our clients, friends, and community members who contributed. Your generosity not only fueled Carolle’s success but also made a direct impact on local families and programs.

✨ Great work, Carolle—and congratulations to the Bartimaeus SurviveOars for showing what teamwork, determination, and community spirit can achieve!

Let's hope that in 2026 you can beat 2025's fundraising.

Top 5 Things to Do to Sell Your Rental Home

Fri, 24 May 2024 21:54:47 GMT

Selling a rental property can be a strategic move, whether you’re transitioning investments or simply moving on to new opportunities.

To ensure a smooth and successful sale, here are five essential steps you should consider:

Evaluate Market Conditions

Before listing your rental property, assess the current real estate market in your area. Understand the demand for properties like yours, recent sale prices, and average time properties stay on the market. This information will help you set a competitive yet realistic asking price.

Prepare the Property

Make necessary repairs and improvements to enhance the appeal of your rental home. This could involve repainting walls, replacing worn-out carpets, updating fixtures, and attending to any maintenance issues. A well-maintained property is more likely to attract buyers and command a higher price.

Notify Tenants and Consider Timing

If your property is currently occupied by tenants, you’ll need to communicate with them effectively. Check local laws regarding tenant notification for sale. In some areas, tenants may have rights related to the sale process. Also, consider the timing of your sale—avoid disrupting your tenants’ lives unnecessarily.

Stage for Sale

Properly staging your rental property can significantly impact its appeal to potential buyers. Declutter the space, arrange furniture strategically, and add decorative touches to highlight the property’s best features. Professional staging or virtual staging services can also be considered.

Work with a Real Estate Professional

Engage a qualified real estate agent who specializes in selling investment properties. An experienced agent will provide valuable insights, market your property effectively, handle negotiations, and guide you through the closing process. They can also assist with navigating any unique challenges that arise when selling a rental property.

By following these steps, you’ll be better positioned to sell your rental property efficiently and maximize its value.

Remember, thorough preparation and leveraging professional expertise can make a significant difference in achieving a successful sale. Happy selling!

10 Clever Ways to Save Up for Your First Rental Property

accounting@shaneserra.com (Shane Serra) — Mon, 11 Mar 2024 21:54:48 GMT

Investing in rental properties can be a lucrative venture, offering a steady stream of passive income and long-term financial stability.

However, getting started in real estate investing often requires a significant upfront investment. Saving up for your first rental property might seem daunting, but with careful planning and discipline, it’s entirely achievable.

Here are ten savvy strategies to help you save up for that crucial down payment:

Set Clear Financial Goals

Begin by determining how much money you need to save for your down payment, closing costs, and any initial renovations or repairs. Having a clear target will help you stay focused and motivated.

Create a Budget

Track your income and expenses to identify areas where you can cut back and save more. Look for non-essential expenses that you can reduce or eliminate altogether. Apps like Mint or YNAB (You Need a Budget) can be helpful in managing your finances effectively.

Automate Your Savings

Set up automatic transfers from your checking account to a dedicated savings account earmarked for your rental property fund. Treat your savings like any other bill, ensuring that a portion of your income goes directly toward your goal each month.

Supplement Your Income

Consider taking on a side hustle or freelance work to boost your earning potential. Use the extra income exclusively for your real estate investment fund, accelerating your savings progress.

Cut Housing Costs

Explore options to reduce your current housing expenses, such as downsizing to a smaller apartment, finding a roommate, or negotiating a lower rent with your landlord. Redirect the savings towards your down payment fund.

Live Frugally

Practice mindful spending and prioritize your purchases. Opt for generic brands, cook at home instead of dining out, and find free or low-cost entertainment options. Every dollar you save can bring you closer to your goal.

Sell Unnecessary Items

Declutter your home and sell items you no longer need or use. Host a garage sale, list items on online marketplaces like eBay or Facebook Marketplace, or consider consignment shops. Put the proceeds directly into your savings account.

Take Advantage of Employer Benefits

Check if your employer offers any programs or benefits that can help you save money, such as a 401(k) match or employee stock purchase plan. Maximize these opportunities to grow your savings faster.

Look for Financial Assistance

Research available grants, subsidies, or loan programs designed to help first-time homebuyers. Some government or nonprofit organizations offer assistance with down payments or closing costs, potentially reducing the amount you need to save upfront.

Invest Wisely

While saving for your rental property, consider investing your funds in low-risk, high-yield accounts such as a high-interest savings account or a low-cost index fund. These investments can help your money grow over time, increasing your purchasing power when you’re ready to buy.

Remember, saving for your first rental property requires patience, discipline, and a long-term perspective.

Stay focused on your goal, celebrate small victories along the way, and keep educating yourself about real estate investing to maximize your success. With dedication and perseverance, you’ll be well on your way to becoming a savvy property investor.

5 Reasons Real Estate Investing May Not Be Your Cup of Tea

accounting@shaneserra.com (Shane Serra) — Sat, 02 Mar 2024 21:54:49 GMT

Real estate investing is often touted as a lucrative venture, promising financial freedom and wealth accumulation.

However, it’s not a one-size-fits-all solution, and there are several reasons why it might not be the right path for everyone. While some individuals thrive in the world of property investment, others may find themselves facing challenges or dissatisfaction.

Here are five reasons why real estate investing may not be your cup of tea:

High Initial Capital Requirement

One of the primary barriers to entry in real estate investing is the significant amount of capital required to get started. Unlike other investment avenues such as stocks or bonds, purchasing property often demands a substantial upfront investment. From down payments to property maintenance costs, the financial commitment can be daunting for those with limited resources or risk tolerance.

Time and Effort Intensive

Contrary to popular belief, real estate investing is not always a passive income stream. Managing rental properties or overseeing renovation projects requires time, effort, and expertise. From screening tenants to handling maintenance requests, the responsibilities can quickly become overwhelming, especially for individuals with demanding careers or other commitments.

Market Volatility and Risk

The real estate market is inherently cyclical and susceptible to fluctuations. Economic downturns, changes in interest rates, or local market dynamics can all impact property values and rental demand. Investors who fail to diversify their portfolios or adequately assess market risks may find themselves vulnerable to financial losses or prolonged periods of low returns.

Lack of Liquidity

Unlike stocks or mutual funds, real estate investments are relatively illiquid. Selling a property can be a time-consuming process, especially in slow markets or during economic downturns. For individuals who require access to their funds quickly or prefer more flexible investment options, the lack of liquidity associated with real estate investing can be a significant drawback.

Emotional Stress and Uncertainty

Investing in real estate comes with its fair share of emotional stress and uncertainty. From dealing with difficult tenants to navigating legal issues or unexpected repairs, the challenges can take a toll on investors’ mental well-being. Moreover, the cyclical nature of the real estate market can induce anxiety and uncertainty about future returns, leading to sleepless nights and decision paralysis.

Before diving into property investment, individuals should carefully assess their financial situation, risk tolerance, and personal preferences.

While real estate investing can offer substantial rewards for those willing to take on the challenges, it’s essential to recognize that it may not be suitable for everyone. Before diving into property investment, individuals should carefully assess their financial situation, risk tolerance, and personal preferences. Additionally, seeking advice from experienced investors or financial advisors can provide valuable insights and guidance to navigate the complexities of the real estate market.

Ultimately, whether or not real estate investing is the right choice depends on a variety of factors, and individuals must weigh the pros and cons carefully before making any investment decisions.

How to find your next rental property to purchase…

accounting@shaneserra.com (Shane Serra) — Sat, 02 Mar 2024 21:54:48 GMT

Finding rental properties for sale can be done through various methods and resources.

Here are several ways to find rental properties for sale:

Real Estate Websites

Websites like Zillow, Realtor.com, Redfin, and LoopNet allow you to search for rental properties for sale. These platforms often have filters that allow you to narrow down your search based on criteria such as location, price, number of units, etc.

Real Estate Agents

Automate Your Savings

Working with a real estate agent who specializes in investment properties can be beneficial. They often have access to listings that may not be publicly available and can help you find properties that match your investment goals.

Auctions

Properties are sometimes sold at auctions, including foreclosure auctions and tax lien auctions. Websites like Auction.com list properties available for auction.

Networking

Networking with other real estate investors, property managers, and industry professionals can help you discover off-market deals or properties that haven’t been listed yet. Joining real estate investment groups or attending local real estate events can be valuable for networking opportunities.

Direct Marketing

You can directly market to property owners by sending out letters, postcards, or making phone calls expressing your interest in purchasing their rental property. This approach requires some effort and research to identify property owners and contact them.

Public Records

You can search public records, such as property tax records, to identify properties that are owned by landlords or investors. Websites like your local county assessor’s office or online property databases can provide this information.

Real Estate Wholesalers

Real estate wholesalers often find off-market deals and sell them to investors at a discounted price. You can connect with wholesalers through real estate networking events or online platforms.

Social Media and Online Forums

Joining real estate investment groups on social media platforms or forums like BiggerPockets can provide opportunities to learn about potential deals and connect with sellers or other investors.

Drive Around

Sometimes, properties for sale may not be actively marketed online. Driving around neighborhoods you’re interested in and looking for “For Sale” signs or properties that appear neglected can help you find potential investment opportunities.

Property Management Companies

Property management companies often handle rental properties for absentee owners. Contacting local property management companies and expressing your interest in purchasing rental properties could lead to potential leads.

By utilizing these methods and resources, you can find a variety of rental properties for sale and evaluate them based on your investment criteria and goals.

Understanding Tenant Needs: Key Amenities for Rental Properties

accounting@shaneserra.com (Shane Serra) — Wed, 28 Feb 2024 21:54:50 GMT

In the competitive landscape of the rental market, landlords and property managers are constantly seeking ways to attract and retain tenants.

Beyond the basics of location and price, tenants today are placing increasing importance on the amenities offered within rental properties.

These amenities not only enhance the living experience but also contribute to a sense of community and well-being.

Let’s explore some of the top amenities tenants desire in their rental properties.

High-Speed Internet

In the digital age, reliable and fast internet connectivity is non-negotiable for many tenants. Whether for remote work, streaming entertainment, or staying connected with loved ones, having access to high-speed internet is a must-have amenity for modern renters.

In-Unit Laundry Facilities

The convenience of having a washer and dryer within the rental unit is highly desirable for tenants. It eliminates the hassle of lugging laundry to off-site facilities and provides a level of privacy and convenience that many renters appreciate.

Fitness Centers and Recreation Areas

Fitness-conscious tenants often seek rental properties that offer on-site gyms or access to recreational facilities such as swimming pools, tennis courts, or walking trails. These amenities promote a healthy lifestyle and offer opportunities for social interaction within the community.

Secure Parking

Parking can be a major concern for tenants, especially in urban areas where street parking may be limited or unsafe. Providing designated parking spaces or secure parking garages can greatly enhance the appeal of a rental property.

Pet-Friendly Features

For many renters, their pets are like family members, so pet-friendly amenities are highly valued. This can include features such as designated pet areas, dog parks, or even pet grooming stations within the property.

Outdoor Spaces

Access to outdoor spaces such as balconies, patios, or communal gardens adds value to a rental property, allowing tenants to enjoy fresh air and outdoor activities without leaving home.

Smart Home Technology

With the rise of smart home devices, tenants are increasingly interested in properties equipped with modern technology. Features like smart thermostats, keyless entry systems, and security cameras offer convenience, security, and peace of mind to renters.

Flexible Lease Terms

In today’s fast-paced world, flexibility is key for many tenants. Offering options such as short-term leases or the ability to sublet can attract a wider range of renters, including students, professionals, and those in transitional living situations.

Responsive Property Management

Last but certainly not least, responsive and attentive property management can make a significant difference in tenant satisfaction. Prompt resolution of maintenance issues, clear communication, and a supportive community environment contribute to a positive rental experience.

In conclusion, understanding and catering to the evolving needs and preferences of tenants is essential for landlords and property managers looking to attract and retain residents.

By offering sought-after amenities and providing exceptional service, rental properties can stand out in a competitive market and cultivate long-term tenant relationships.

6 Vital Considerations Before Investing in Property

accounting@shaneserra.com (Shane Serra) — Mon, 26 Feb 2024 21:54:51 GMT

Are you contemplating investing in real estate?

Before you dive into the world of property investment, it’s crucial to take a step back and thoroughly assess various factors that can greatly impact your investment journey.

Property investment can be lucrative, but it also comes with its own set of challenges and risks. To help you navigate through this complex terrain, here are six essential considerations you should carefully examine before making a property investment:

Location, Location, Location:

Stay informed about the local and national real estate market trends and economic indicators. Look into factors such as job growth, population trends, infrastructure developments, and interest rates. Understanding the market dynamics will help you make informed decisions regarding the timing of your investment and the type of property to invest in.

Financial Viability and Budgeting

Conduct a thorough financial analysis to determine the viability of the investment. Consider factors such as the initial purchase price, ongoing maintenance costs, property taxes, insurance, and potential rental income. Create a realistic budget that accounts for both expected and unexpected expenses to ensure you can afford the investment without undue financial strain.

Property Condition and Potential Renovations

Assess the condition of the property and evaluate whether any renovations or repairs are necessary. While a fixer-upper may offer potential for increased value through renovations, be mindful of the associated costs and time involved. Factor in renovation expenses and consider whether the return on investment justifies the effort.

Legal and Regulatory Considerations

Familiarize yourself with the legal and regulatory framework governing property ownership and rental agreements in the area where you plan to invest. Research zoning laws, building codes, landlord-tenant regulations, and any applicable tax laws. Consulting with legal professionals and real estate experts can help you navigate complex legal matters and avoid potential pitfalls.

Risk Management and Exit Strategy

Evaluate the risks associated with the investment and develop a contingency plan to mitigate them. Consider factors such as market volatility, vacancy rates, and unexpected expenses. Additionally, have a clear exit strategy in place in case you need to sell the property quickly or if your investment objectives change over time.

In conclusion, investing in property can be a rewarding endeavor, but it requires careful planning, research, and risk assessment.

By considering these six key factors before making a property investment, you can increase your chances of success and minimize potential pitfalls along the way. Remember to seek advice from experienced professionals and conduct thorough due diligence to make informed investment decisions. Happy investing!

Cost-Effective Multifamily Apartment Upgrades

accounting@shaneserra.com (Shane Serra) — Thu, 22 Feb 2024 21:54:52 GMT

Elevating Your Space: Cost-Effective Multifamily Apartment Upgrades

In the realm of real estate, especially in the multifamily sector, the competition is fierce. As property owners or managers, the quest to attract and retain tenants while maximizing profitability is an ongoing challenge.

One effective strategy to achieve these goals is through thoughtful and strategic apartment upgrades. However, the concern often revolves around the associated costs.

Fear not! With careful planning and smart decisions, it’s entirely possible to enhance your multifamily units without breaking the bank. Let’s explore some cost-effective yet impactful upgrades that can elevate your apartment complex to new heights.

Fresh Coat of Paint:**

One of the simplest yet most transformative upgrades you can make to your multifamily units is a fresh coat of paint. A new paint job instantly breathes life into a space, making it feel brighter, cleaner, and more inviting. Opt for neutral tones that appeal to a wide range of tastes and styles, as they create a blank canvas for tenants to personalize their living areas. By tackling the painting project yourself or hiring a professional painting crew, you can achieve a significant upgrade at a relatively low cost.

Energy-Efficient Lighting

Incorporating energy-efficient lighting fixtures is not only environmentally responsible but also financially savvy. Replace outdated incandescent bulbs with LED equivalents to reduce energy consumption and lower utility bills for both you and your tenants. Additionally, consider installing motion-sensor or smart lighting systems in common areas to further optimize energy usage and enhance safety and security.

Kitchen and Bathroom Refresh

Flooring is another area where strategic upgrades can make a significant difference. While hardwood floors are highly desirable, they can be pricey to install. Instead, explore more budget-friendly options such as luxury vinyl plank or laminate flooring, which offer durability, easy maintenance, and aesthetic appeal at a fraction of the cost. Alternatively, if existing carpeting is in good condition, a professional cleaning can work wonders in revitalizing the space.

Enhanced Outdoor Spaces

Don’t overlook the importance of outdoor areas in multifamily complexes. Investing in landscaping improvements, such as planting seasonal flowers, trimming hedges, and adding mulch, can enhance curb appeal and create a welcoming atmosphere for residents and visitors alike. Consider adding communal amenities like outdoor seating areas, grilling stations, or a small playground to further enrich the outdoor experience for tenants.

Smart Technology Integration

In today’s digital age, incorporating smart technology into your multifamily units can be a game-changer. Smart thermostats, keyless entry systems, and security cameras not only improve convenience and security but also appeal to tech-savvy renters. Thanks to advancements in technology, these upgrades are more accessible and affordable than ever before, making them a worthwhile investment for property owners.

Cost-effective multifamily apartment upgrades don’t have to be daunting or budget-busting.

In conclusion, cost-effective multifamily apartment upgrades don’t have to be daunting or budget-busting. By focusing on strategic improvements that offer the most bang for your buck, you can enhance the appeal of your rental units, attract quality tenants, and ultimately increase the value of your property. Remember, it’s not always about spending the most money; it’s about spending wisely to achieve the greatest return on investment. So roll up your sleeves, get creative, and start elevating your space today!

100% Guaranteed Rent program

accounting@shaneserra.com (Shane Serra) — Sun, 11 Feb 2024 21:54:54 GMT

AG Secure Property Management is offering a 100% Guaranteed Rent program!

You read that right! When you work with AG Secure Property Management, you can opt into our 100% Guaranteed Rent program, which will cover rent payments should your tenants fail to pay.

Not only that, but this program will also cover the cost of any applications for rent arrears to the Landlord and Tenant Board AND legal representation at those hearings!

The Coldest Night Of The Year

accounting@shaneserra.com (Shane Serra) — Sun, 27 Feb 2022 21:54:54 GMT

We did it! This year was a great turnout for #CNOY22.

Every year, AG Secure HomeWatch and AG Secure Property Management are proud to be part of a solution and participate in various ways to support and give back to our communities. This year our two teams helped fundraise and they walked the Coldest Night Of The Year #CNOY22, in support of these two local charities: the Orangeville Food Bank and Youth Haven Canada in Barrie.

The Orangeville Food Bank, founded in 1992 help provide a dignified experience to individuals having to chose between the cost of rent, utilities or food. They support 700 local residents in need and 36% of those are children. With the support of the community and donations, the Orangeville Food Bank raised $99,588.

Youth Haven is a non-profit organization that began in 1987. They provide emergency and transitional shelter services for youth experiencing homelessness and at-risk youth between the ages of 16-24. Youth Haven also provides outreach services and programs to youth in Barrie, Orillia, Midland, southern Georgian Bay and south Simcoe. With the support of the community and donations, Youth Haven Barrie raised $67,297

We’re thrilled to be able to give back to our communities.

We’re thrilled to be able to give back to our communities. Thank you everyone for your support!

#communitysupport #foodbank #thankyou #homelessyouth #bethedifference

Are you about to make a mistake with your new tenant?

accounting@shaneserra.com (Shane Serra) — Mon, 05 Oct 2020 21:54:55 GMT

Finding it hard to land the perfect rental, here are some tips .

So you have a vacant rental unit, and you know a family member of a close friend that might be perfect for it. Well before you jump in and rent to them consider the consequences if things ever go wrong.

Could Thanksgiving dinner with the family be difficult, if your brother could not pay rent, and now you can’t make a mortgage payment?

Maybe your friend just went through a breakup and now can’t afford the rent, how much longer do you think they will be a friend if you try to evict them?

Check out this video on renting to family and friends, then consider giving the professionals a call to help you out, or at least keep you at a distance if there is an issue. www.agsecure.ca . 705-792-9764

Tip to Landing the Perfect Rental

accounting@shaneserra.com (Shane Serra) — Fri, 02 Oct 2020 21:06:58 GMT

Finding it hard to land the perfect rental, here are some tips .

Our Awards

https://readerschoice.simcoe.com/readerschoice-barrie/categories/professional-services/subcategories/property-management-services

https://readerschoice.simcoe.com/readerschoice-alliston/categories/professional-services/subcategories/property-management-services

Educational Video #2 – Entry Notices (part 2)

accounting@shaneserra.com (Shane Serra) — Sun, 16 Aug 2020 21:54:59 GMT

Our second video in our educational services: Entry Notices (Part 2)

The RTA allows a landlord to enter a unit without notice to resolve an emergency? But what constitutes an emergency? What should you as a landlord do in these situations?

Remember this is your tenant’s residence, make sure you are really dealing with an emergency, and have tried to let them know what is going on.

A. G. Secure Property Management Inc. is the premier Property Management company in Simcoe County for low-density residential property management.

Educational Video #1: Entry Notices

accounting@shaneserra.com (Shane Serra) — Wed, 05 Aug 2020 21:55:02 GMT

Our first video in our educational services: Entry Notices

Here is our first educational video in the series on Entry Notices. In this series we will cover the sections of the act, when notice is required, when it is not required, how it has to be delivered, and the expectations of both the tenants and the landlord.

A. G. Secure Property Management Inc. is the premier Property Management company in Simcoe County for low-density residential property management.

Re-Opening of the Landlord and Tenant Board

Sat, 01 Aug 2020 21:55:04 GMT

Landlord and Tenant Board Expanding Services:

Effective August 1, 2020, the LTB will:

Begin to issue eviction orders that are pending;

Start to issue consent eviction orders which are based on landlord and tenants settling their dispute through an agreement;
Continue to hear urgent eviction matters related to health and safety that are scheduled;
Start to schedule hearings for non-urgent evictions; and
Conduct non-urgent eviction hearings starting in mid-August and into the fall.

http://www.sjto.gov.on.ca/en/latest-news/#ltb

Bill 184 has Passed

accounting@shaneserra.com (Shane Serra) — Fri, 31 Jul 2020 21:55:02 GMT

Relevant info on Landlord and Tenant board for all landlords

The massive revision to the Residential Tenancy Act has been passed and about to become law. Please be aware the following changes may directly impact you and some decisions you make regarding your rental property.

Summary: No-fault evictions

Moving forward any eviction of a tenant, that is not the fault of the tenant will require compensation to the tenant.
In the past, if you sold your house and the buyer was moving in no compensation would be paid to the tenant.
If you were demolishing a unit or doing major renovations to the unit, and the property had less than 6 units no compensation was required.

Regardless of the reason the tenant is being evicted, if it is for no fault of the tenant, then the tenant will receive a month’s rent compensation and the appropriate notice.
If a buyer wants to move into the house the tenant receives comp, or offer them a similar unit that they accept.
If you have an illegal basement unit, and the city forces you to shut it down you will be required to compensate the tenant.
If you are doing major renovations than again not only must you compensate the tenant but they have the right to return to the unit at the old rent after the Renos are done.

Fines are also doubling if these evictions are done in bad faith.
You can also be responsible for up to 12 months of rent compensation if deemed in bad faith

Hearings on non-payment of rent

Currently, a tenant can bring up any issue they want at a hearing to explain why they are not paying rent.
Although no issue is relevant for not paying rent this takes up time at the hearing and also results in influencing the adjudicator’s rulings.
Moving forward, any maintenance or other issues must be addressed to the board and the landlord in advance in writing. Failure to do so, and they will not be allowed to be brought forward.

The board will be introducing a mediation and settlement process much earlier in the hearing process, to try and resolve disputes before a hearing.
Currently, the only mediation that is entered into is the day of the hearing
This will be moved forward in an attempt to come to an agreement earlier, and avoid the hearing, this agreement is supposed to be enforceable if either party fails to deliver.
Many hearings that are scheduled at the board are resolved through mediation, but that only happens the day of the hearing, and also means that hearing blocks were tied up for mediation, restricting how many actual hearings are being had.

Please get in contact with us if you have any questions.

Here is the complete bill…

Educational Series for landlords and tenants

Wed, 29 Jul 2020 21:55:06 GMT

Pleased to announce the start of our Educational Series for landlords and tenants

A. G. Secure Property Management Inc. is the premier Property Management company in Simcoe County for low-density residential property management.

Check back often as we update you on current developments within the Residential Tenancy Act, Real Estate investing, and effective management strategies.

Status of LTB Hearings

accounting@shaneserra.com (Shane Serra) — Wed, 29 Jul 2020 21:55:04 GMT

An update on the Status of LTB Hearings

Quick article on the upcoming opening of the Landlord ad Tenant Board, and their approach to managing the backlog of hearings…

https://www.reminetwork.com/articles/update-on-status-of-ltb-hearings/?fbclid=IwAR3y97XVaOOgz_LMsai-b9RYqNV4ZlprlS3YR9HjM2LJQrgpcNmJ3VGetEA

Readers Choice Awards for the best Property Management Company

accounting@shaneserra.com (Shane Serra) — Fri, 28 Feb 2020 21:54:58 GMT

We have been nominated within the Readers Choice Awards for the best Property Management Company. This is all due to the great team of people we have at the company!

Our Awards

https://readerschoice.simcoe.com/readerschoice-barrie/categories/professional-services/subcategories/property-management-services

https://readerschoice.simcoe.com/readerschoice-alliston/categories/professional-services/subcategories/property-management-services

agsecure

Changes being implemented July 1

Sections of Bill 60 and 97 become Law, July 1, 2026

Major Changes to the Residential Tenancy Act Coming July 1, 2026

1. Window Air Conditioning Rights

2. Standardized Payment Agreements for Arrears

3. Increased Penalties for Landlords

4. Updated N12 Eviction Notice Options

5. New Rules for Renovation Evictions (N13)

6. Shorter Timeline for N4 Notices (Non-Payment of Rent)

Final Thoughts

E-signature comes to our leases

A.G. Secure Property Management Embraces Digital Convenience with E-Signatures

A Simpler, More Flexible Signing Experience

What This Means for Our Tenants

Benefits for Our Clients

Improvements Behind the Scenes

Carolle hits $5,000, now aiming for $6,000

One week to go, Easter Seals Dancing with the Stars Barrie

✨ Only ONE week to go! ✨

So close to $5000.00 for Easter Seals

✨ She’s SO close—let’s help her cross the finish line! ✨

Thank You Instant Imprints

Bruce and Instant Imprints Barrie, your local hero.

�� Sponsor Spotlight: Instant Imprints Barrie ��

Lakeside Dance is the Real Stars

Lakeside Dance, Makes Dancing with the Stars Happen

Behind the Scenes of Easter Seals Dancing with the Stars: The Magic of Lakeside Dance

✨ Huge Thank You to SMD Plumbing for Your Sponsorship! ✨

✨ Huge Thank You to SMD Plumbing for Your Sponsorship! ✨

✨ Huge Thank You to SMD Plumbing for Your Sponsorship! ✨

Exceptional Touch Cleaning made a Great Donation

17 days left before Dancing with the Stars

Exceptional Support for an Exceptional Cause ��

$490 to go to hit $5000.00 raised

Thanks to Margaret and Keith, we are within reach of our $5000.00 goal

Let’s Help Get Kids to Camp ��

Over $4000.00 raised so far for Easter Seals

New goal, is now within reach, thanks to Michelle Jay of MJPilates.

Only $840 to Go: Help Carolle Reach Her $5,000 Goal for Easter Seals

The A. G. Secure group of companies, says thanks to John Fischer

John Fischer, of Fischer Investments, thanks for Supporting Carolle.

Carolle Hilton Raises the Bar: New $5,000 Fundraising Goal for Easter Seals

﻿

A.G. Secure, Carolle Hilton, is Dancing with the Stars!

Easter Seals, Carolle Hilton is dancing and needs your support.

Dancing for a Cause: Supporting Easter Seals Ontario

Why This Matters

How You Can Help

Thank You

Spring 2026 Newsletter

Spring 2026 Newsletter

�� Spring 2026 Newsletter

Rental Housing Market Update & Community Highlights

�� Rents Are Going Down

�� Bill 60 Was Passed — But Nothing Has Happened

⚖️ LLTB Update

⏳ Hearing Times

�� Online Hearings

�� Payment Agreements

�� Sheriff Times

�� A.G. Secure — “In Our Community”

�� Looking Ahead

Barrie Looking at Renoviction Rules

A.G. Secure, Part of the discussion on renovictions in Barrie

Renovictions, the RTA, and the City of Barrie: Let’s Have the Right Conversation

What Is a Renoviction?

When Renovations Are Legitimate

Should the City Create Its Own Bylaw?

Read the Article and Make Your Voice Heard

Nominated for Best Property Management in Barrie

We got some great news this morning.

We’re Honoured to Be Nominated for the Ontario Business Awards!

We Need Your Support ��

No Extra Fees with A.G. Secure

Are you looking for a Property Manager? Know to ask about extra fees.

Are You Considering a Property Management Company for Your Rental?

Our Pricing Structure

Leasing Only

Full Property Management