Our Services

Property Management

About Brilho Property Management

BRILHO Property Management is a high-end residential property management company serving the needs of absentee owners who hold investment condo and co-op apartments in City of Toronto and GTA. We manage your properties as if they were our own, giving you peace of mind that your luxury property will reach its full profit potential.

With a particular focus on luxury condos, apartments, and high-end properties, BRILHO’s approach prioritizes meticulous management services and sophisticated support for foreign investors or out-of-state property owners. We keep our finger on the pulse of technology, enabling us to streamline management processes, minimize operating expenses, and achieve maximum profit so you can improve the overall financial performance of every Canadian property you own.

At BRILHO Property Management, we lift the burden of managing high-end investment properties in Toronto, GTA, and in Canada off your shoulders so you can sit back and relax. We make it easy for international property owners, overseas investors, or out-of-state property owners to manage, maintain, and supervise high-end properties from afar. From rent invoicing and lease renewal to repair and maintenance, we take care of it all.

Our standard fee for service is 5% of the gross rental income of your luxury investment. However, as an BRILHO client you will be entitled to receive discounts on all operational services you would typically encounter as an owner such as insurance, contractor and legal fees. This can substantially offset our management fee.

In a complex real estate market like Toronto – Canada, partnering with a property manager to represent your individual high-end apartment or small luxury building is vital to creating a prosperous investment experience. Our property management philosophy puts your profitability and peace of mind first so you can invest with full confidence, even if you don’t live in Toronto or in Canada. We make it possible for you to manage your Canadian investment property from overseas or from another state so you can achieve the maximum income potential of your luxury condo, apartment, town home, or pied-a-terre.

Investment Services

Below are some of the ways we help you make the most of your investment property.

Staying up-to-date on high-end market pricing is key to maximizing income for your luxury rental. We carefully review neighborhood comparable pricing to ensure your lease and lease renewals are in-line with market expectations. When negotiating the terms of your lease, we negotiate the most favorable terms possible and help you avoid costly mistakes that could invite future exposure.

If you own a portfolio of luxury apartments, BRILHO can help you secure discounts on everyday operational expenses. From painting and repair work to insurance premiums, to legal and accounting services, we help you save money through the power of buying in volume.

In Toronto, GTA and in Canada, apartment turnover and other maintenance/repair expenses can add up quickly, creating sizable line items in your investment budget. BRILHO helps you manage those costs by connecting you with the best vendors for maintenance and repair work. Our extensive database of licensed and insured contractors and technicians gives you access to knowledgeable, trustworthy vendors at cost-effective prices. With local representation and knowledge of the market, we ensure that you hire only the best contractors to maintain your high-end investment property.

Insurance coverage is one of the most complicated topics in real estate investing. Our team of experts will review your current insurance policy, so you won’t be unpleasantly surprised when it comes time to file a claim. We protect your investment by making sure you are correctly insured for the type of asset you own in the event of an accident. Our experience and know-how will ensure that you never have too much coverage, too little coverage, or the wrong kind of coverage.

As the saying goes, time is money. Rather than navigating the labyrinth of the Toronto and Canadian high-end real estate market alone, allow us to save you the hassle, headache and inconvenience of self-managing your assets. Our client-centered approach includes online rent payment and digital statements, allowing you to streamline your property management tasks and reclaim your time for other pursuits.

Financial Administration

Expense Tracking, Recording, and Review for Accuracy

We carefully review and analyze every invoice we receive prior to payment. We will check the invoice thoroughly for accuracy to confirm that there have been no errors in accounting, billing, or overage charges.

Detailed Income and Expense Statements on Time Every Month; Year-end Statement to Make Tax Preparation Easy

Tracking the financial activity of your asset is easy with our monthly and annual accounting statements. By the 15th of every month, you will receive our monthly owner’s statement detailing the income and expense activity of your asset, including receipts for ultimate transparency and ease of tracking. Track monthly statements and access financial reports for investors on our website. With done-for-you financial reporting, tax filing is simple and cost effective.

Your Tenants Will Always Know When, Where, and How Much to Pay

At least one week prior to the end of the month, tenants receive their monthly rental invoice via email or mail. The monthly rent invoice will include a detailed breakdown of any rent and applicable lease or utility charges. Tenants can also log in to our website at any time to check rent balances or to confirm that previous payments have been processed.

Online Rent Payment Makes Collection Prompt and Easy

Long gone are the days of waiting for checks to arrive in the mail so you can make your expense payments. Our online rent payment tool allows tenants to make a payment directly on our website ensuring quick, easy payments every month. Payments can be made via bank account or credit card with no additional fee.

To ensure timely rental payments, we provide email and phone reminders to tenants who have not paid rent by the 5th of the month. We will continue to follow up consistently until we receive payment.

Access Tax Preparation Discounts Through our Specialist Vendors

Due to the large volume of work, we do through our vendors, our CPAs can offer discounts to our clients for tax filing in the U.S. We can also work with your accountant of choice if that is your preference, and we are here to help make any clarifications or reclassifications to operating statements as needed. With extensive knowledge of relevant tax law, our CPAs help you save money on tax payments and avoid unnecessary late fees and penalties.

Asset Operations

Apartment Pre-Inspection, Cost Efficient Pricing, and Turnover Work Oversight

We conduct pre-move-out inspections at least two weeks before the lease expires. Once the tenant has vacated the premises, our team checks again for any damage or missing items. We obtain estimates for repairs and replacements, and we facilitate any necessary deduction from the tenant’s security deposit. We also oversee completion of apartment turnover work such as painting, floor refinishing, basic maintenance, repairs, and other sprucing up that may be required. Our goal is to keep your expenses low and save you money wherever possible.

Ensure Your Building’s Equipment Meets City Safety Requirements

We will coordinate and facilitate equipment inspections as recommended or required by law to keep your building safe and secure. Trust our team to help you avoid unnecessary fines and violations, prolonging the lifespan of your building’s equipment.

Is it Time for an Update? We Oversee Any Size Renovation to Boost Rental Income

In New York City’s competitive luxury real estate market, the key to maximizing return on your real estate investment is delivering the expected high-end product. When your property needs an upgrade to bring the apartment up to market expectation, we will oversee the project, no matter how big or small. We can save you a tremendous amount of money by maintaining strong relationships with contractors and supervising the project closely, and we use only quality vendors we can trust to get the job done right and on budget. Our team lifts the impossible task of long-distance construction project management off your shoulders and provides hands-on oversight of the renovation process so you can rest assured that your money is used efficiently.

We Protect Your Interests Around the Clock, Whenever Emergency Strikes

Our team of experts is available 24 hours a day, 7 days a week to handle any apartment or townhome emergency, keeping small issues from becoming catastrophic repairs. Each tenant can contact us through our direct emergency phone number if the need arises. Our crisis management team will contact the right people in the event of an emergency, and we will maintain an on-site presence to always protect your interests.

We Get Maintenance and Repair Jobs Completed Quickly, Correctly, and at the Best Price

A quick response keeps small problems from evolving into big headaches. We assist with maintenance of HVAC systems, sprinkler systems, irrigation systems, and more. Our goal is to help you find insured, reliable vendors at the best possible price, ensuring each job meets our meticulous quality standards.

Know What’s Going on in Your Building Even When You’re Away

If you can’t be present at the annual unit owner’s meeting of your condominium or co-op building, one of our team members will attend in your place to keep you informed of the operating affairs. We take detailed notes of all information distributed at the meeting and provide you with the latest updates. We also help you decode any issues that occurred during the meeting and help you stay on top of relevant conversations that are taking place.

Tenant Experience

We Track Board Applications to Avoid Costly Delays in Approvals

We carefully track board packages to ensure timely preparation and processing, and we assist you with completion of the board package and preparation of any needed checks or deposits. If you require renewal lease approval, we will work with you to ensure completion and assist building management with questions or clarifications.

Renting Your Apartment Furnished? Protect Your Inventory with Detailed Records and Tracking

If you would like to rent your apartment furnished, our in-house decorators can provide expertise on furnishings based on the specific needs of your asset. Once furnished, we track all inventory and keep detailed records to protect your investment. Tenants sign an inventory statement upon moving in so there are no disputes when the tenant vacates the apartment. We will also replace any broken or missing items, so they are available for the next tenant.

We Keep Tabs on Your Property So You Don’t Have to Worry

When your luxury apartment or townhome is not occupied by a tenant, our team makes routine inspections to make sure everything remains in good condition. We maintain the safety and security of your asset and check for maintenance issues. If a deficiency is found, we photograph and report it to you so you can keep tabs on the condition of your apartment.

Never Use an Inadequate or Incorrect Lease Again

We provide proper lease documentation to ensure you have the paperwork protection you need. We tailor each document to the specific requirements of the apartment or townhome, and we prepare lease renewals to properly document tenant extensions and assist on both rent stabilized and free market leases. Our team stays well-informed on any legal changes to guarantee that you are up-to-date on current regulations.

We Field Tenant Requests So You Can Avoid the Hassle

Let us lift the burden of handling tenant requests off your shoulders so you can enjoy peace of mind without the stress. We know exactly what residents expect and we have extensive experience in handling tenant requests. Our custom request tracking system saves you time and money, keeping your tenants satisfied. With same-day response, tenants know their requests have been received and they can conveniently contact our team 24 hours a day, 7 days a week by phone, email, or through our website.