The D&D Lease Guarantee.
No other Kitchener-Waterloo property manager publishes a placement guarantee this short, this clear, and this enforceable. Here are the three promises, in full.
Day Placement Promise
If we don't sign a qualified tenant within 21 days of listing, your first month of management is free.
Month Tenant Replacement
If a placed tenant defaults within 6 months of move-in, we re-lease the unit at no additional placement fee.
Contractor Markup
All maintenance is billed at trade cost through the D&D Network. Zero markup, every month.
Why We Offer It
A property manager should have skin in the game.
The usual property management agreement is structured to pay the manager whether your unit is occupied or not. D&D Property Management was built on the opposite premise: we should not earn a management fee in a month when the unit sits empty because we were slow to market, slow to screen, or slow to close. So we put it in writing.
The 21-day clock is tight on purpose. In a healthy Kitchener-Waterloo rental market, a professionally listed and priced unit should rent within three weeks. If it doesn't, something in our process — pricing, marketing, or showing coordination — needs fixing, and you should not pay for that month. The 6-month replacement clause is the same logic applied to screening: if we placed a tenant who defaulted within half a year, we didn't screen well enough, and we owe you the next placement.
The zero-markup promise on maintenance is structurally different. Most property managers quietly mark up contractor invoices 10-20%. D&D Property Management bills maintenance at cost because our network (D&D Home Services, Exterior Finishing, Interior Services, Snow, Commercial) already pays us on the trade side. Marking the same work up twice would be double-dipping, and we won't do it.
The Fine Print, In Plain English
Guarantee terms
21-Day Placement Promise
- The 21-day clock starts the first business day after the property is photographed, priced, and listed publicly on MLS, Kijiji, Facebook Marketplace, and Rentals.ca.
- If a qualified tenant is not under signed lease within 21 calendar days, the owner's first month of full-service management fee is waived.
- A “qualified tenant” means an applicant who passes D&D's written screening standard: Equifax credit score 650+, verified employment income of at least 2.5× monthly rent, one positive prior landlord reference (or equivalent co-signer), and government-issued photo ID.
- Applicants the owner declines for reasons unrelated to D&D's screening standard (e.g., personal preference) do not reset the clock.
- The guarantee applies once per unit per vacancy.
6-Month Tenant Replacement
- If a tenant placed by D&D defaults on rent or materially breaches the lease within 6 months of the move-in date, D&D will relist, re-screen, and place a replacement tenant at no additional placement or leasing fee.
- Ancillary costs (LTB filings, paralegal representation, cleaning, turnover repairs) are billed to the owner at cost with full invoice transparency.
- Applies to full-service and leasing-only placements. Does not apply to tenants the owner placed prior to D&D's engagement.
- The guarantee applies once per placement per unit.
Zero Contractor Markup
- All maintenance, repair, and trade invoices are billed at actual supplier cost.
- Every monthly owner statement includes the original supplier invoice as backing documentation.
- Applies to D&D Network trades and third-party contractors alike.
- Project management on owner-approved capital improvements (painting, renovations, major systems replacement) may be quoted at an additional 5% coordination fee — disclosed in advance, never bundled into a marked-up trade invoice.
Common Questions
Guarantee FAQ
What triggers the 21-day placement guarantee?
The 21-day clock starts the first business day after the property is photographed, priced, and listed publicly. If a qualified tenant is not under signed lease within 21 calendar days, the owner's first month of full-service management fee is waived.
What qualifies as a "qualified tenant" under the guarantee?
A qualified tenant is an applicant who passes D&D's written screening standard: Equifax credit score of 650+, verified employment income of at least 2.5× monthly rent, at least one positive prior landlord reference (or a co-signer meeting the same standard), and government-issued photo ID. Applicants the owner declines for reasons other than D&D's screening standard do not reset the clock.
How does the 6-month tenant replacement work?
If a tenant placed by D&D defaults on rent or materially breaches the lease within 6 months of move-in, D&D will relist, re-screen, and place a replacement tenant at no additional placement or leasing fee. Ancillary costs (LTB filings, cleaning, turnover repairs) are billed at cost.
Does the guarantee apply to condominium-corporation engagements?
No. The Lease Guarantee applies only to residential rental placements under a full-service or leasing-only agreement. Condominium board management is governed by the Condominium Act, 1998 and the applicable management contract.
Put us on the clock.
Sign a D&D management agreement and the 21-day clock starts the day we photograph your property. If we don't deliver a qualified tenant, you don't pay. Simple.
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