Transparent Pricing
Property Management Fees in Calgary
Property management in Calgary costs 8–12% of monthly rent for full-service rental management — but the headline percentage is only half the story. Here’s what every service actually costs in this market, and the hidden fees to check before you sign with anyone. Including us.
- Real market rates, published
- The 5 hidden fees explained
- No markups on maintenance
What property management costs in Calgary
These are the current market ranges in Calgary across all 5 service types. Your exact quote depends on the property, and we put it in writing before you sign anything.
| Service | Calgary market rate | What it covers |
|---|---|---|
| Rental property management | 8–12% of monthly rent | Plus a leasing fee when a new tenant is placed. Covers rent collection, maintenance coordination, inspections, and monthly reporting. |
| Tenant placement (one-time) | 50–100% of one month’s rent | Marketing, showings, 5-point screening, RTA-compliant lease, and move-in inspection. Credited if you upgrade to full management. |
| Condo management | $20–45 per unit, per month | Fixed monthly fee based on unit count and service scope. Budgets, fee collection, AGMs, vendor tendering, and board support. |
| Airbnb / short-term rental management | 15–25% of booking revenue | Listing, dynamic pricing, 24/7 guest communication, turnover coordination, and City of Calgary licensing. |
| Commercial property management | 3–6% of gross rental income | Lease administration, CAM reconciliation, rent collection, and vendor management. Quoted from the rent roll. |
The 5 hidden fees to check before you sign
The advertised percentage is rarely the real cost. These 5 charges are where Calgary management contracts quietly get expensive — ask about every one of them, in writing, before signing with any company.
Maintenance markups
The most common one. A 10–20% surcharge quietly added to every repair invoice. On a $2,000 furnace job, that’s $200–400 for forwarding an email. We bill maintenance at the real invoice price — always ask any manager, in writing, whether they mark up work orders.
Lease renewal fees
A charge of $150–500 for renewing an existing tenant — the cheapest, lowest-work outcome in property management. Some fee is defensible for the paperwork; a half-month’s rent is not.
Admin, technology & statement fees
Monthly line items of $10–50 for “software”, “e-transfers”, or “paperwork”. These are the cost of running a management company, not extras. They belong inside the management fee.
Inspection charges
Move-in and move-out inspections are legally required in Alberta, and periodic inspections are basic diligence. A company that charges $100+ each time is charging you for doing its job.
Vacancy fees
Some contracts charge a monthly fee even while the property sits empty — which pays the manager for the exact outcome they’re supposed to prevent. Read the vacancy clause before signing anything.
Our position is simple: one management fee, a defined leasing fee, and maintenance at real invoice cost. Every charge lives in the agreement you sign — and nothing else ever appears on your statement.
Property management fees — FAQ
What is the average property management fee in Calgary?
The average full-service management fee in Calgary is 8–12% of monthly rent for residential rentals. Condo management averages $20–45 per unit per month, Airbnb management 15–25% of revenue, and commercial management 3–6% of gross income. Quotes below market usually recover the difference through hidden fees.
Are property management fees negotiable?
Sometimes — usually with portfolio size. Multiple properties under one agreement typically earn a lower percentage. What matters more than the headline rate is the total annual cost including leasing fees, renewals, and markups. Ask for the all-in number on a sample year.
Are property management fees tax deductible in Canada?
Yes. Property management fees are a deductible expense against rental income on your Canadian tax return, along with maintenance, insurance, and mortgage interest. Confirm specifics with your accountant — we’re property managers, not tax advisors.
Why do some Calgary companies charge much less?
A 6% headline fee usually isn’t 6%. It becomes 10%+ through maintenance markups, renewal fees, admin charges, and inspection billing — you just find out after signing. Compare total annual cost on a sample year, not the advertised percentage.
How does Forever PM structure its quote?
One management fee, a defined leasing fee, and maintenance billed at real invoice cost. Every charge appears in the management agreement before you sign, and your monthly statement shows every dollar with invoices attached. If a charge isn’t in the agreement, you’ll never see it on a statement.
Get your exact quote
Tell us about your property and we’ll send a written quote with every fee itemized — the management fee, the leasing fee, and nothing hiding underneath.