Hanlyn Property Management Ltd.

What Hanlyn Property Management Ltd. does

Hanlyn Property Management Ltd. is a privately held, founder-owned full-service property management firm headquartered in Hamilton, Ontario, serving the Greater Hamilton Area including Burlington, Dundas, Grimsby, and surrounding GTA communities. Founded in 2014 by Dave Ellis, a former Peel Regional Police First Class Constable with 18 years of law enforcement experience and a personal track record of owning residential, mixed-use, and commercial investment properties across Southwestern Ontario, the company was formally co-founded in 2016 when Cory Greenwood, a Licensed Realtor and General Contractor with 15 years of real estate investment experience, joined as Director & Visionary. Hanlyn operates as an integrated property management operator with four service lines: core Property Management Services (tenant screening, rent collection, maintenance, financial reporting, bi-annual inspections, after-hours emergency response) delivered under a 12-month initial contract; Leasing Services for investors who self-manage; Institutional Investor Services including rezoning, energy audits, and CAP rate optimization; and Renovation/Construction Services provided through an in-house licensed general contractor with permits and engineering support for legal unit, duplex, and triplex conversions.

The technology stack is built on third-party SaaS rather than proprietary platforms. Hanlyn uses PayProp for the online tenant portal (rent payment and account management), SingleKey for rental applications with Equifax credit screening, and syndicates listings to Zumper, PadMapper, Facebook Marketplace, RentBoard, and Realtor.ca via a dedicated hanlynrentals.ca listings site. The corporate website (hanlyn.ca) is supported by Google Analytics with retargeting and the UserWay web accessibility widget. Internally, the firm supplements these tools with bi-annual property inspections, monthly financial statements, and annual financial reviews conducted over Zoom. The team consists of approximately 10-15 employees including a maintenance manager, leasing manager, renovation specialist, licensed paralegal, finance manager, field technicians, a field supervisor, and a project manager, supported by community and trade partnerships with the Hamilton & District Apartment Association and Good Shepherd.

Revenue is generated through three streams: recurring monthly management fees deducted from collected rent (typically 6-10% of gross rent, transferred net to owners on the 8th of each month), transactional leasing placement fees, and project-based renovation/construction revenue. Customers are individual and institutional residential investors (including commercial, mixed-use, and multi-dwelling unit owners) plus residential tenants and referral partner realtors in the GTA. Distribution is via direct sales (consultations, website, phone, email), realtor referrals (led by co-founder Cory Greenwood), multi-platform rental listing syndication, and community engagement. The firm is bootstrapped with no disclosed external funding, no parent company, and no subsidiaries beyond the sister-company relationship with Splash Laundry Co. for community programs.

Name

Hanlyn Property Management Ltd.

Legal name

Hanlyn Property Management Ltd.

Website

https://hanlyn.ca

Company type

Private

Founded year

2014

Operating status

Operating

Headcount range

1–10 employees

Short description

Hanlyn Property Management Ltd. is a founder-owned, full-service residential and small-multifamily property management firm in Hamilton, Ontario, serving individual and institutional investors across the Greater Hamilton Area and GTA with management, leasing, institutional advisory, and in-house renovation services.

Ownership category

akta.pro rank

Product category

Residential Property Management

NAICS

Residential Property Managers (531311), Real Estate Property Managers (53131)

SIC

Real Estate Agents & Managers (For Others) (6531), Operators Of Apartment Buildings (6513), Services-To Dwellings & Other Buildings (7340)

akta.pro primary industry

Multifamily Apartment Property Management (BPAJAFAA)

Keywords

• Residential property management
• Tenant placement services
• Investment property leasing
• Rental property maintenance
• Legal unit conversions

Headquarters

HQ city

Hamilton

HQ country

Canada

HQ region

North America

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

Personnel, Operations, Marketing or Sales, Technology or R&D, Supply Chain

Revenue model

1. Property Management Services: Full-service property management for residential investment properties. Management fees deducted from monthly rent with net income transferred to property owners on the 8th of each month. Initial 12-month contract with month-to-month conversion thereafter.
2. Leasing Services: Tenant placement services for investors who manage their own properties but need assistance finding and vetting quality tenants.
3. Renovation and Construction Services: Licensed general contractor services for property renovations, legal unit conversions, full permits and engineering support. Includes specialized services for duplex/triplex conversions and rental suite legalization.

Pricing tiers

Go-to-market motion2 records

Distribution channels5 records

Marketing channels8 records

Core offering

Hanlyn Property Management provides full-service residential property management for investment property owners in the Greater Hamilton Area, covering tenant screening, rent collection, maintenance coordination, property inspections, and monthly/annual financial reporting. Adjacent offerings include tenant placement/leasing services for self-managing investors, strategic asset management for institutional/commercial owners, and licensed general contractor services for renovations and legal duplex/triplex conversions with full permits and engineering support.

Product overview

Hanlyn Property Management Ltd. operates as a full-service property management company serving the Greater Hamilton area in Ontario. The company offers an integrated suite of services built around its core Property Management offering, which provides complete investment property management including tenant screening, rent collection, maintenance, and financial reporting. Supporting the core service are Leasing Services for tenant placement, Institutional Investors Services for commercial portfolios, and Renovation/Construction Services for property upgrades and legal unit conversions. The portfolio also includes digital tenant tools (Tenant Portal via PayProp and Rental Application Portal via SingleKey) that enable online rent payments, maintenance requests, and applicant screening. The company was founded by Dave Ellis (Director & Integrator) and Cory Greenwood (Director & Visionary), and maintains a team of specialists covering maintenance, leasing, renovations, finance, and legal administration.

Differentiator

Problem solved

Functional benefit

Products and services

• Property Management Services Full-service residential property management for investment property owners in the Greater Hamilton Area, including tenant screening, rent collection (net income transferred to owners on the 8th of each month), property maintenance coordination, bi-annual property inspections, monthly financial statements (income, balance sheet, cash flow), annual detailed financial review over Zoom, lease management, legal compliance with Ontario tenancy regulations, and after-hours emergency response. Engaged under a 12-month initial contract with a 60-day cooling off clause and automatic month-to-month conversion thereafter; management fees are deducted from monthly rent collected.
• Leasing Services Tenant placement service for property investors who manage day-to-day operations themselves but need help with marketing the property, handling inquiries, conducting showings, and negotiating leases. Includes professional tenant screening using the SingleKey/Equifax platform ($25 third-party application fee per applicant) and a 12-month guarantee on tenants placed by Hanlyn. Targeted at self-managing investors in the Greater Hamilton Area.
• Institutional Investors Services Strategic asset management service for commercial, mixed-use, and multi-dwelling unit (MDU) investors including construction firms and capital firms. Includes assistance with rezoning, engineered energy audits, and CAP rate optimization, plus full-service property management tailored to institutional performance metrics (ROI, asset appreciation). Marketed to owners of larger or more complex portfolios in the GTA and Ontario.
• Renovation / Construction Services In-house licensed general contractor services covering property renovations, legal unit conversions, duplex/triplex conversions, rental suite legalization, and full permits and engineering support. Used to reposition properties, support institutional investor rezoning/optimization initiatives, and execute proactive minor-deficiency repairs before they become costly issues. Led by a Certified Home Inspector (Sheridan College, 2016) and supported by experienced field technicians and supervisors.

Quantifiable outcome

• 40+ years combined experience in owning and managing income properties
• +2 more outcomes

Named customers5 records

Segments4 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration9 records

Feature4 records

Partnerships

Five partnerships are on record, tiered core and minor.

• Good ShepherdcoreStrategic or Co-development PartnerOngoing partnership with the Good Shepherd providing essential laundry services to those most in need. Hanlyn and sister company Splash Laundry Co. close their Splash facilities on a regular basis to provide vulnerable community members a safe environment to launder bedding and clothing.
• Splash Laundry Co.coreStrategic or Co-development PartnerSister company that co-hosts community events including The Arkells' album release. Hanlyn partners with Splash Laundry Co. for the Good Shepherd laundry services initiative. Both companies share ownership and collaborative community involvement.
• The ArkellsminorGTM or Marketing PartnerLocal Hamilton band that Splash Laundry Co. co-hosted for their album release event. The event drew crowds extending around the block and created memorable experiences for both companies.
• Habitat for HumanityminorGTM or Marketing PartnerLisa Miller, Leasing Manager at Hanlyn, volunteers for Habitat for Humanity as part of her community involvement activities.
• Hamilton & District Apartment Association (HDAA)coreImplementation/ SI/ Consulting PartnerHanlyn employees serve on several committees for the HDAA and other local trade groups. This membership provides industry education, networking, and keeps Hanlyn informed about evolving by-laws and regulations affecting property management.

Scale indicators5 records

Recent moves5 records

Expansion highlights6 records

Broad incumbents

• CAPREIT (Canadian Apartment Properties REIT): Canada's largest publicly traded multifamily residential REIT with a national portfolio — overlaps Hanlyn's apartment-management activity but operates at scale as an owner-operator rather than a third-party manager.
• Property Management Inc. (PMI Canada): National franchised property management brand with multi-province Canadian coverage; comparable residential PM services but at significantly larger scale and broader geographic footprint than Hanlyn.
• Morguard Corporation: Canadian real estate investment and management firm with a substantial residential and multifamily portfolio — comparable institutional residential management capability but as a vertically integrated owner/operator.
• Boardwalk REIT: Major Canadian multifamily residential REIT with portfolios across Alberta, Saskatchewan, Ontario, and Quebec — comparable in residential rental operations but at REIT scale and as an owner-operator rather than a fee-based PM.

Others

• PayProp: Tenant portal and rent-collection technology provider that Hanlyn itself uses; adjacent ecosystem participant rather than a direct competitor, but relevant as the technology backbone of Hanlyn's recurring operations.

Direct peers

• Sovereign Property Management: Ontario-based residential property management firm with comparable full-service investor offerings, including tenant screening, maintenance, and financial reporting for individual and small-portfolio landlords.
• Dunsire Property Management: Hamilton-area residential property management firm offering tenant placement, rent collection, and maintenance coordination. Most directly comparable due to overlapping Hamilton geographic footprint and similar SMB-landlord focus.
• HomeLife Property Management: Canadian residential property management company serving individual investors and small-portfolio landlords with tenant placement and management services — directly overlapping Hanlyn's core offering and SMB segment.
• RKW Property Management: Ontario residential property management firm offering leasing and full-service management for individual investors — directly overlapping Hanlyn's tenant placement and recurring management services.

Regional players

• Larlyn Property Management: Western Canadian (BC-based) residential property management firm with a similar full-service investor offering — same business model (recurring %-of-rent management fees) and SMB-to-mid-market landlord target, but in a different regional market.

Market position

Strengths4 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights7 records

Customer concentration

• Xx.com/hanlynproperty
• Facebookfacebook.com/hanlynproperties
• LinkedInlinkedin.com/company/hanlyn-property-management-inc-
• Instagraminstagram.com/hanlynproperty

Revenue estimate

Valuation estimate

Number of profiles

Profiles10 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Hanlyn Property Management Ltd.