Landlords Between Tenants
The unit is empty. It still needs looking after.
Physical property care during a turnover — documentation, monitoring, cleaning and maintenance coordination. Not property management.
A turnover vacancy is short, busy and higher-risk than it looks. The unit is empty, often mid-repair, with trades coming and going, keys circulating, and an owner who may be in another city entirely. Everything that threatens a vacant property applies, compressed into a few weeks and layered on top of a schedule.
The work during that window is genuinely physical: document the condition at move-out with photographs and video, keep the property monitored while it sits, coordinate cleaning and junk removal, handle the non-trade tasks that always come up — filters, bulbs, smoke alarm batteries, minor touch-ups — arrange lawn and snow, let trades in for repairs, and walk the unit before the next tenant takes possession.
What this service is not, and will not become, is property management. In Alberta, activities such as advertising a rental, showing it to prospective tenants, screening and selecting them, negotiating leases, collecting rent and holding security deposits are regulated and require the appropriate licensing under the Real Estate Act. VacantHomes does none of those things.
That is a real boundary, not a disclaimer. If you need a property manager, you need a licensed property manager. If what you actually need is someone to look after the building during the gap — which is what most out-of-town owners are missing — that is exactly what this is.
What actually goes wrong
Undocumented move-out condition
Deposit disputes turn on evidence. Photographs and video taken at move-out, dated, resolve most of them before they start.
The unit sitting unmonitored
A vacant suite has the same water and heating risks as any empty house, and often an older mechanical system.
Coordinating trades remotely
Turnover repairs need someone to open the door, and turnovers are on a deadline.
Condition at move-in
A documented walkthrough before the next tenant takes possession is the other half of the deposit-dispute problem.
Services
What this usually involves
In roughly the order people add them.
Between Tenants
Physical property care during a turnover — move-out documentation, monitoring, cleaning and maintenance coordination, pre-occupancy walkthrough.
Vacant Home Checks
Scheduled physical visits to an unoccupied property, with a timestamped photo record and a written report after every visit.
Cleaning Coordination
Cleaning scheduled with a local provider, attended for access, and verified with photographs afterwards.
Small Home Tasks
Non-trade household tasks — filters, bulbs, batteries, hardware, furniture moves — completed during a visit and photographed.
Contractor Access & Attendance
A representative opens the property for a scheduled trade or professional, logs arrival and departure, and secures it afterwards.
Maintenance Inspection
A professional assessment of a property's current condition and maintenance needs, independent of any transaction.
Lawn & Yard Coordination
Mowing and yard maintenance arranged on a schedule and verified with photographs on your next visit.
Need someone at the house?
Tell us what the property needs. Direct services throughout Greater Calgary.