Since 1994
With over 30 years of hands-on experience, LYVE is a boutique multi-residential property management company in the GTA dedicated to delivering a seamless, worry-free experience for both landlords and tenants.
We take a holistic approach to every property we manage, offering a comprehensive, one-stop solution for leasing, maintenance, and day-to-day operations. Our commitment extends beyond routine upkeep; we focus on preserving the character and longevity of established buildings while thoughtfully introducing modern upgrades that meet the expectations of today’s tenants.
While we leverage digital tools to streamline processes and improve efficiency, we remain grounded in a people-first philosophy, operating with care, balance, and a long-term perspective.
Let your investment property thrive while we handle the complexities. Our experienced team is here to support you with thoughtful tenant selection, reliable rent collection, diligent expense management, and proactive maintenance and repairs.
Working with a boutique property management company like LYVE means receiving a personalized experience where your property is never just a numbered address. We recognize that every property requires a unique management approach. By considering factors such as the landlord’s goals, the building’s age and the tenant demographic, LYVE gains a clear understanding of your intentions and collaborates with you to achieve customized, successful outcomes.
Through thorough research, LYVE will ensure your property is promoted across the most current rental platforms at the best market price to maximize exposure. Our marketing services include updated unit photography, virtual staging, walkthrough videos, and detailed floor plans to attract qualified tenants and showcase your properties top features.
Prospective tenants are invited for face-to-face introductions and a guided walkthrough with a LYVE leasing specialist. Once applications are received, we conduct a thorough screening process that includes follow-ups on personal references, employment verification and credit checks. We also take a proactive approach when evaluating factors such as lifestyle, pets and accessibility needs to ensure the right fit for your property.
LYVE streamlines tenant management using professional property management software, ensuring all interactions and records are efficiently tracked. Tenants can conveniently submit work orders through an online portal, and we encourage the transition from cheques and e-transfers to direct deposit for a more secure, convenient and efficient rent collection process.
LYVE conducts thorough interior inspections, including detailed move-in and move-out assessments as well as annual or bi-annual unit inspections to document unit conditions. These are complemented with regular exterior and common area assessments. Additionally, we coordinate and complete annual fire inspections to ensure safety and compliance.
LYVE oversees all aspects of property upkeep, including managing contractors and identifying cost-effective solutions. We ensure utilities (hydro, HVAC, gas and water) are operating optimally, and coordinate essential services such as snow removal, landscaping for lawns and gardens, cleaning, and pest control to keep your property safe, functional, and well-maintained.
LYVE provides expert recommendations on capital improvements and identifies necessary upgrades to enhance the value, functionality, and appeal of your property.
LYVE offers professional representation before the Landlord Tenant Board (LTB) to ensure compliance and protect your interests.
LYVE handle all aspects of property administration, including accounts payable and receivable, processing rent and above guideline increases, and managing LTB notices.
LYVE provides detailed reports to keep you fully informed about your property’s performance, including budget and financial reports, rental status updates for vacant units, and maintenance activity summaries.
Genevieve D.
Tenant
Peaceful place to live. I’ve been living here for a few years – lots of tenants are long standing due to the quality of life we get here. Quiet, clean, often renovated/updated. The building management team is easy to join. Good communication in general.
Michelle R.
Tenant
Living Here and Loving It. I am going into my 9th year here and still love it very much. My apartment really works for me to be able to live alone in Toronto at this time. The staff here are great and respond to any issues in a timely fashion. It is a quiet building with no drama.
Heather W.
Tenant
Love every aspect of living at 176 Mill St. Jules is friendly and very accommodating. Cece is polite and very helpful. The cleaning lady has a great work ethic.
Riviera Resident
I love living in this apartment. It’s clean and quiet. All maintenance issues are dealt with promptly. The management is always patient and happy to solve any issue you have.
Riviera Resident
If peace and quiet is what you’re seeking, the RIVIERA apartments are for you. The apartment is spacious, and definitely cancels out noise. You don’t hear your neighbors. There’s not many amenities that come with the property like a barbeque area, however, there is a beautiful community garden and a wonderful apple tree in the front. The scenery and serenity is definitely beautiful place to live.
