property managment FAQs
What You Need to Know
Navigating the ins and outs of property management can be challenging, so we’ve compiled this FAQ section to offer clear answers to some of the most common questions we hear. Whether it’s a big concern or a quick clarification, we aim to cover it in the below sections. Looking for even more insights? Check out the Numlo Blog for fresh tips and updates on property management.
Contact
Who do I contact with a concern?
If you have any questions or concerns, please reach out directly to your building team or rental administrator. For anything else, you’re welcome to get in touch with your local site office or contact our head office for assistance.
Online Portal
What can I get from the online portal?
The online portal gives you access to your account balance and lets you submit and monitor maintenance requests. Moving forward, it will also serve as a hub for updates and messages from your building team, so be sure to check it regularly.
How do I get access to the portal?
When you apply online, you’ll receive access to the resident portal. Once your application is approved, you’ll be able to use all features, including checking your balance and submitting maintenance requests. If you applied through another method, please reach out to your site office to get your secure access code.
Moving
What do I need to do before moving out?
Your place should be returned in the same condition it was in when you moved in. Any significant damage that occurred during your stay may result in repair charges billed to you.
How much notice to I need to give before I move out?
In Alberta, after completing your initial full lease term, you are required to give written notice at least 60 days before your intended move-out date. This notice must align with the first day of a month. If you need to make any exceptions or have unique circumstances, please discuss them with your leasing administrator.
To officially end your lease, written notice must be submitted to your leasing administrator either by email or delivered to your local site office. Your notice must include the following:
- Full name and signature of all leaseholders (excluding guarantors)
- The address you are vacating, including building and unit number
- The date you wish to terminate your lease
Maintenance
Can I paint and hang things on my walls?
You’re welcome to decorate your place; however, when your lease ends, the unit must be returned in good condition. Any significant damage beyond normal wear and tear may result in repair costs being charged to you.
How will I be notified before someone enters my unit?
Except in emergencies, your landlord must provide at least 24 hours’ notice before entering your apartment. If you’ve submitted a maintenance request, your permission to enter is considered part of that request. Otherwise, you’ll receive an entry notice from your property management team.
Does Numlo perform in-suite inspections?
Yes, at minimum, Numlo conducts an annual inspection to ensure your unit remains safe and well-maintained. Additional inspections may be required if maintenance issues arise.
How do I get repairs done to my place?
To request maintenance, please use the Resident Portal to submit your request. If you’re unable to do so, you can also contact your local site office for assistance.
Rent Payments
What is the annual rent increase?
Annual rent increases in Alberta are regulated by the Residential Tenancies Act. While there is no limit or cap on how much a landlord can increase rent, there are rules about timing:
- Rent cannot be increased during the first 12 months of tenancy.
- After that, only one rent increase is allowed every 12 months.
- Landlords must provide written notice of the increase at least 3 full months in advance for monthly tenancies.
For accurate information on rent increases in Alberta, please refer to the “During a tenancy” section on the Government of Alberta’s official website
How do I pay utilities?
If your rent does not include utilities, please ensure you pay your utility provider directly by the due date to avoid any late fees. Most utility companies offer online portals where you can manage payments and track your usage. For help or account details, please contact your utility provider directly.
How do I arrange for automatic withdrawal or online payments?
You can set up online rent payments through your resident portal. Enrolling in automatic withdrawals helps ensure your rent is paid on time and helps you avoid late fees. If you don’t have portal access, please reach out to your building staff or rental administrator for assistance.
What is an N4 notice?
If you have received an N4 – Notice to End a Tenancy Early for Non-Payment of Rent, it indicates that your rent for the specified month was overdue and no payment had been recorded at the time the notice was issued. This serves as an initial warning for late rent payment.
To avoid further action, please ensure the full outstanding balance listed on the notice is paid by the stated due date. Failure to do so may result in legal proceedings through the Landlord and Tenant Board. Payments can be made at your local site office or online via the resident portal.
If you believe you received this notice in error, please contact your site office and speak with your leasing administrator as soon as possible.
What happens if I pay my rent late?
Late rent payments are a violation of your rental agreement. If you’re unable to pay on time, please contact your property management team as soon as possible to discuss payment arrangements and avoid potential legal action.
How do I get a rent receipt?
To obtain a rent receipt, please reach out to your rental administrator. If you need help or have questions, your building team is also available to assist you.
Applications
Where can I get renters insurance?
Renter’s insurance can be purchased through any licensed insurance provider. It typically offers coverage for personal belongings, liability, and additional living expenses in case of an emergency. While not always mandatory, it is strongly recommended to protect yourself and your property.
Why do I need renters insurance?
A renter’s insurance policy is a collection of coverages designed to protect tenants living in rental units. These policies typically include protection for personal belongings, personal liability, and additional living expenses in the event of incidents like fire, theft, or certain types of water damage. Many landlords require tenants to provide proof of renter’s insurance as part of the lease agreement.
How do I know when I have been approved to rent?
Once your completed application has been received, you will be contacted within 48 hours regarding your approval status and to review the next steps for payment and move-in arrangements.
What is a guarantor?
If applicants do not meet the qualification criteria for an apartment, a guarantor may be requested. A guarantor is a responsible individual—often a parent—who agrees to co-sign the lease and assume the financial obligations outlined in the agreement, including the payment of rent, if the tenant is unable to do so.
What information do I need to do an application?
To apply for a rental unit, please ensure you provide the following:
- Last month’s rent paid as a deposit (accepted forms of payment: Debit, Certified Cheque, or Money Order)
- Two pieces of valid photo identification
- Proof of income (e.g., pay stubs, employment letter, or other supporting documents)
- A guarantor may be required if the applicant does not meet standard qualification criteria
- A fully completed Application to Lease form, to be filled out by all applicants — including any guarantor, if applicable
