2026 study: property management fees in Quebec, from the published price lists of 16 firms

In October 2026, seven Greater Montreal firms publish a condo management price: $31 to $60 per unit per month for their most complete plan, median $37, which works out to $8,928 to $17,280 a year for a 24-unit building. Published long-term rental management fees run from 5% to 10% of rent collected, and Airbnb management from 10% to 20% of revenue. Quebec's housing tribunal (TAL) allows 5% of annual revenue as management expense.

What do Quebec's published price lists show in 2026?

Most articles on "what a property manager costs" repeat a range without saying where it comes from. This study does the opposite: it only keeps prices a firm displays publicly on its own site, read on October 14, 2026, with the URL and the date visible on each page. In total, 16 Quebec firms publish a usable price: 7 in condo management, 3 in long-term rental management and 6 in short-term rentals. Two more publish only hourly rates or à-la-carte prices.

First finding: condo management is the most transparent segment. Seven Greater Montreal firms display a per-unit monthly grid, and the spread is wide: $31 to $60 per unit per month for each firm's most complete plan, median $37. The entry plan (administration and accounting without maintenance) runs from $27 to $45, median $31.

Second finding: long-term rental management is almost always billed as a percentage of rent collected, and every published grid falls in the same 5% to 10% band, in Montreal as in Gatineau or Sherbrooke. Leasing alone usually costs one month's rent. Third finding: published Airbnb management runs from 10% to 20% of revenue, with full-service plans between 15% and 20%.

How was the study built?

Inclusion rule: a figure enters the study only if it is displayed on the firm's own page (a pricing page, a PDF grid or a service page) with an explicit amount or percentage. Pages that redirect to a quote without a price were noted but excluded. Ranges published by third-party blogs, quote platforms or software vendors are kept in a separate "secondary sources" table and enter no median.

Every amount is copied as displayed, with its basis (per unit per month, percentage of rent collected, percentage of revenue), its minimum building size, any "before tax" or "plus tax" wording, and the most precise date visible on the page: effective date, publication date or, failing that, the footer year. Two condo grids date from 2021 and 2024 and are flagged as such.

Gestion Velora publishes its own prices on its pricing page and appears in every table as a reference row, but medians are computed without it so the study does not grade its own grid. The full research notes, including the pages consulted and the conflicting figures met along the way, are summarised in the "limits" section below.

How much does condo syndicate management cost in Quebec in 2026?

Seven Greater Montreal firms publish a per-unit monthly grid. The cheapest for a small building is Gestion Ajax at $29 for 6 to 20 units ($31 from 21 to 100 units, $37 above 100), with the same 6-unit minimum as Gestion Velora. multiRent splits its offer into three tiers (financial $10, administrative $27, complete $37) with a $210 monthly floor and a one-time $450 enrolment fee. Condo Stratégis lowers its rate with the contract term: $36, $33 or $31 for a one-, two- or three-year contract.

ServiceCondo shows the widest dispersion: $35 for assistance and $60 for turnkey at 10 to 24 units, then $25 to $45 at 25 to 49 units and $20 to $35 at 50 to 99 units. Deluxco starts at $45 plus tax from 16 units. GestionDeCondos.com lists $30 to $35 plus tax for 21 to 39 condos, meetings extra. GestionCondo VIP publishes $30, $35 or $40 depending on the number of services for 14 to 99 units, but its page dates from December 2021.

All these grids fall with size: the per-unit rate for a building of 100 units or more often drops below $30. SolutionCondo, one of the largest players, publishes no monthly rate but 2026-2027 hourly rates: $150 for a manager, $175 for a director, $250 for a partner, $95 for clerical staff, plus $375 for an up-to-date certificate or a DRCOP. Comparing an hourly quote with a per-door grid therefore requires estimating annual hours, which few boards know how to do.

What does a 24-unit syndicate actually pay in 2026?

Per-unit grids hide the real invoice. To make it legible, we computed the annual cost of a typical 24-unit building taking, for each firm, the broadest published plan at the one-year contract rate, before tax. A 24-unit building falls in the 21-to-100 band at Gestion Ajax, the 10-to-24 band at ServiceCondo and the 21-to-39 band at GestionDeCondos.com.

Result: $8,928 to $17,280 a year, median $10,656 excluding Velora, a one-to-two spread between the cheapest and the most expensive firm for an identical building. At the median, professional management costs $444 per unit per year, a figure a board can set against the building's total common expenses when it weighs a proposal.

The same exercise with each firm's entry plan gives $7,776 to $12,960 a year. To see what each plan covers, and why two identical prices do not necessarily buy the same tasks, read our guide on what a condo manager costs in Montreal and the comparison self-management or a manager.

What are long-term rental management fees in Quebec?

Rental management firms publish their prices far less often than condo managers: only three grids, but spread across three regions, and all in the same band. Location Ajax charges 5% to 10% of rent collected for residential and 3% to 6% for commercial, before tax, with no set-up fee and a "vacant unit, no fee" rule; leasing alone costs one month's rent. Pénates et Lares in Gatineau publishes three tiers at 5%, 7.5% and 10% of rent collected. Marcel Pinard in Sherbrooke shows 5% to 8% for basic and 8% to 10% for full management on six units or fewer, then 4% to 6% above six units.

Gestion Velora structures its fee differently: the equivalent of one month's gross rent under the mandate terms, roughly 8.3% of annual rent on a twelve-month mandate, inside the band the other firms publish. For an owner the real question is not the percentage but its base: rent collected or rent due, whether a vacant unit is billed, and what is added on top (leasing fees, files before the housing tribunal, works supervision).

Applied to the average rent of a two-bedroom apartment in the Montreal CMA in October 2025 ($1,346 according to CMHC), the published band represents $67 to $135 per month per unit, or $808 to $1,615 a year. For a six-unit building rented at that average, delegated management therefore costs between $4,846 and $9,691 a year before tax, against the $4,846 the TAL allows as management expense at 5% of annual revenue.

How much do Airbnb managers charge in Quebec?

Six firms publish a commission. Park Place Properties advertises fees "from 10%" in Montreal. StayPro shows three tiers at 10%, 14% and 19% plus tax, the last including a local manager. AirBNB Management Montreal charges 12% on its basic plan and 18% on its expert plan with housekeeping and restocking. HeartHomes publishes 15% for full-service hosting in Montreal and Quebec City alike. Reserver.ca, cottage-focused, runs from 10% to 20% of gross revenue, the 20% tier including damage protection up to $2,000.

Gestion Velora sits between 18% and 25% of booking revenue depending on volume and services, the top of the published range, for a scope that includes municipal compliance and the CITQ permit. The point to check before comparing two commissions is the base. Few pages say whether the percentage applies to gross revenue, revenue net of platform fees or revenue after cleaning, and the gap between those three bases is often larger than the gap between two firms.

As an illustration only, on a unit generating $40,000 of gross revenue a year, 10% is $4,000, 15% is $6,000 and 20% is $8,000. That revenue is a calculation assumption, not a market statistic: real Airbnb revenue depends on the neighbourhood, the season and Montreal's short-term rental rules.

What benchmarks do the TAL, CMHC and secondary sources give?

The strongest benchmark is not a market price but a calculation convention. The TAL's RN 2026 form states that management expenses are set, when a rent is fixed, at 5% of the building's annual revenue, with a 10% maximum if the landlord declares actual costs (management contract, office, advertising, accounting). In other words, a landlord who pays a manager 8% can only pass 5% through a rent-setting application by default, unless the difference is documented.

The CMHC operating-expense grid for Quebec, still used by lenders and brokers, provides 3% of gross revenue for management and administration of a 5- or 6-unit building, 3% to 4% up to 11 units and 5% from 12 units or for concrete structures. That document dates from April 2015: it serves as a lender normalisation floor, not a current price. Our plex return calculator likewise applies 5% of revenue as the management assumption in its economic-value calculation.

Ranges published by third parties (firms in their blogs, quote platforms, software vendors) converge with the real grids but remain unverifiable: they cite neither a sample nor a method. We list them for the record, outside any calculation.

In what rental market do these fees apply in 2026?

A percentage of rent follows the rent, so it is worth recalling where rents stand. According to the CMHC Rental Market Report published December 11, 2025 (October 2025 survey), the average two-bedroom rent reached $1,346 in the Montreal CMA, up 7.2% year over year on a fixed sample, and the vacancy rate rose from 2.1% to 2.9%. In Quebec City, a two-bedroom rents for $1,277 (+6.1%) with 2.4% vacancy. On the Island of Montreal the two-bedroom average is $1,361; in Laval, $1,362; on the South Shore, $1,315.

Two other figures frame 2026. The TAL base percentage for notices given from January 1, 2026 is 3.1%, down from 4.5% in 2025: the new method under Order 1455-2025 sets it on the average of the last three annual changes in Quebec's CPI, to which tax and insurance variations and 5% of capital expenditure are added. Quebec's CPI rose 2.4% on average in 2025 and 3.1% over twelve months in August 2026 according to Statistics Canada.

On the transaction side, APCIQ reports a median price of $860,500 for a 2-to-5-unit plex in the Montreal CMA in the third quarter of 2026 (+3% year over year, 996 sales) and $600,000 in the Quebec City CMA (+17%, 193 sales). For a buyer, the "management" line at 5% of revenue weighs directly on the economic value the lender computes, and an actual fee of 8% or 10% is paid out of the return, not out of the loan.

What are the limits of this study?

The sample is the firms that publish, not the market. Large condo managers that work on quotation only do not appear, and nothing says their prices sit in the middle of the range. The condo grids all come from Greater Montreal; no firm in Quebec City, Gatineau or Sherbrooke displays a per-unit rate. In rental management it is the reverse: no grid specific to Laval or Longueuil was found.

Not every page is from 2026. GestionCondo VIP shows a December 2021 page; Deluxco, HeartHomes and AirBNB Management Montreal a 2024 footer; GestionDeCondos.com and StayPro no date at all. Search-engine summaries sometimes gave different figures from the page itself ($27, $29 and $35 for Gestion Ajax, $34 for Deluxco): we kept the page as read on October 14, 2026. The tax basis of Condo Stratégis and ServiceCondo is not stated.

The medians rest on seven condo firms and three rental firms: they describe the published offer, not an average weighted by units under management. Finally, a per-unit rate says nothing about service quality or ancillary fees (meetings, reserve fund study, tribunal filings, works), which can add several thousand dollars a year for a syndicate. The study will be updated yearly; documented corrections are welcome.

How to use these figures to judge a proposal

For a syndicate: convert each proposal to an annual cost for your unit count, then place it against the $8,928 to $17,280 range computed for 24 units (or redo the calculation for your size). Ask for the list of billed extras and the contract term required to obtain the advertised rate, since two firms condition their price on a two- or three-year contract.

For a landlord: check whether the percentage applies to rent collected or rent due, whether a vacant unit is billed, and what leasing costs. A 5% fee with one month's rent at every re-letting can cost more than an all-inclusive 8% plan if turnover is high. Our guide on rent increases and the TAL calculation explains how management expenses enter a rent-setting application.

Gestion Velora publishes its prices and answers proposals with the detail of what is included. To place your building, see our property management pricing or our page on condo syndicate management. The study's raw data is downloadable below; media, associations and specialised sites may reuse it freely with attribution.