Property Management in North Vancouver

Property management for North Vancouver homes

For owners who travel, and for homes waiting on the right buyer.

North Vancouver runs on two clocks. The mountain side fills up when the season turns, and the waterfront fills up when the weather does. A house sitting between those two is carrying costs the whole time.

We operate North Vancouver homes as furnished residences while the owner is away or while the home is listed. The owner keeps the property, the listing, and the calendar.

What we actually do

  • Listing setup, photography direction, and pricing that moves with the season
  • Guest screening and 24 hour response, including the three in the morning calls
  • Cleaning crews we hire, train, and inspect. Not a marketplace app
  • Maintenance coordination, damage claims closed out end to end
  • Municipal licensing paperwork and compliance record keeping
  • Monthly owner statement showing gross, costs, and net on every booking

What changes in this city

There are two North Vancouvers, and they license separately.

The City of North Vancouver and the District of North Vancouver each require their own business licence, and an address one street over can fall under the other one. If the home is in a strata, the strata bylaw applies on top of both. We confirm which set governs the address before anything else.

The housing stock is mixed.

A Deep Cove house and a Lower Lonsdale unit need completely different operations. One needs a crew and a truck. The other needs a key process that works at midnight.

What it costs to start

Nothing.

No setup fee. No management fee paid in advance. If the home needs furniture to be guest ready, we handle the furnishing. Our fee comes out of what the home earns, after it earns it. If the home earns nothing in a month, we bill nothing.

We do not sign fixed rent leases with owners and we do not create a tenancy. Guests stay on a transient basis.

Questions owners ask

Can I list my North Vancouver home for guests while it is for sale?
Yes, and it is one of the most common reasons owners call us. The listing stays live, the home stays show ready, and showings take priority over bookings. When the home sells, we step aside.
Does this create a tenancy?
No. Guests stay on a transient basis and no one gains a right to remain in the home. This is the single biggest difference between what we do and renting the house out.
What does a North Vancouver home earn?
It depends on the address, the bedroom count, the licence status, and the season. We do not quote a number before we look at the specific property. Send the address and you get a written estimate within 24 hours.
Do I need a licence?
Yes, and which one depends on which North Vancouver you are in. The City and the District each issue their own, and a strata bylaw can restrict it further. We do the paperwork and keep the compliance record.
Can I still use my own house?
Yes. Block any date. Holidays, family visits, your own stay. The calendar is yours.
Who pays for cleaning and repairs?
Operating costs are the owner’s, and they pass through at cost with receipts attached. We do not mark them up. Our overhead and staff salaries are never billed to an owner.
What if a guest damages something?
We handle it end to end. Recovery runs through the guest first, then the platform’s protection, then the owner’s own insurance. You get the claim closed, not a phone call about it.
I work with a real estate agent. Does this interfere?
No. We never approach an owner independently and we never touch a sale. Agents refer homes to us specifically because the home earns while it stays listed.

Send one address. Get one page.

A written estimate for that specific home within 24 hours. What the home can do, what it needs, and what you keep. No meeting, no pitch, no commitment.

JB, Luvilla

604-712-8002 · jaybee@luvilla.com

Luvilla · Hospitality operations and furnished accommodation · Operating since 2017 · North Vancouver, BC