KEILTY manages student rental houses in Kingston for owners who want the house leased a year ahead, a full group signed on one lease with guarantors, and a manager who answers the phone when six students call at once. Near Queen's University, in Sydenham and Williamsville, and in the west end near St. Lawrence College.
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Student houses in Kingston lease on a May 1 cycle, and the best groups sign the fall before. Miss the window and the house sits with the leftovers. Every part of our service is built around that calendar.
Large houses lease for next May
Demand for 5 to 7 bedroom houses peaks now for terms starting the following May 1. Your house should be photographed, priced and listed before the end of October.
4 and 3 bedroom houses, then smaller units
Each unit size has roughly a month of season. We work the list in that order so no property is marketed in the wrong month.
Renewals decided
Current groups renew or give notice. The difference between a full house and a struggling one is usually decided in January and February, not in August.
12-month leases, May to April
Full-year terms, so you are paid through the summer. Turnover is scheduled into a tight window so the next group walks into a clean, repaired house.
We lease the house to the full group on a single joint-and-several Ontario Standard Lease, so the rent is owed by all of them together and nobody can hand back a room mid-year.
Each resident provides a guarantor with verified income. In our student communities that single step brought arrears down to the level of a conventional rental.
We know which programs and years tend to keep a group intact for a full term and which ones break up for exchange. That shapes who we market to and who we sign.
Roommate groups and their guarantors sign online, from wherever they are. No chasing six signatures across three cities.
Move-out inspection, cleaning, repairs, and move-in inspection are scheduled back to back around May 1 so the new group's first impression is the one you want them to post about.
Students call, text and email at all hours. Our residents get 24/7 emergency response and a business-day reply the same day, which is what keeps a good group renewing.
Student houses carry more rent, more residents and more leasing work than a single-family home, so we price them the way the Kingston market does: a percentage of rent. Every other fee is listed here and confirmed in writing before you commit to anything.
That is the complete fee schedule. Your free rent estimate includes a written quote that confirms it for your specific house before you sign anything.
It is what established student housing managers in Kingston charge. You are paying for the result, not a premium for the brand.
A one-year agreement that renews automatically, and you can cancel at any point on 60 days written notice.
Call or email us on a business day, hear back the same day. It is a standard, not a slogan.
You approve the group, the rent, and anything above your trust account minimum, except in an emergency.
Thinking of furnishing? A furnished, refreshed house near campus can command a premium per bedroom, and furniture at roughly $1,500 per room can pay for itself within the first lease term. We will show you the numbers for your house in the written evaluation, and we coordinate the refresh over the summer with rent already running.
Renting a family home instead? See single-family rental management. A rented condo? See condo rental management. Own a student building rather than a house? See small multi-family and apartment communities.
KEILTY has managed student housing near Queen's for years through its Varsity Communities practice, from purpose-built student buildings to six-bedroom houses a few blocks from campus. The same team, systems and leasing calendar run your house.
100%
pre-leased before September move-in, two years running, at a roughly 350-bed student community we manage near a major Ontario university.
6 + 6
bedrooms across a pair of student houses we manage on Division Street, steps from Queen's, leased on the May 1 cycle on whole-house group leases.
4
Kingston neighbourhoods we actively manage student rentals in: the streets around Queen's, Downtown and Sydenham, Williamsville, and the west end near St. Lawrence College.
Six things we settle with every student house owner at onboarding, so the house leases in the right month to the right group.
One lease for the whole group is simpler, keeps the group accountable to each other, and is how we lease most houses. Leasing by the bedroom can lift the rent on a furnished house but adds turnover and shared-space disputes. We recommend one or the other for your house, not both.
A six-bedroom house priced in October for next May competes with every other house on the same block. We set the rent from current listings and signed leases nearby, not from last year's number plus the guideline.
Working smoke and carbon monoxide alarms on every level, clear exits from every bedroom, and a house that meets Kingston's property standards. We inspect at onboarding and again every year, and we fix what we find before the group moves in.
Your policy should reflect a rented student house with the number of residents it actually holds. Every resident carries tenant insurance as a condition of the lease, and we collect proof of both.
Student houses are covered by the Residential Tenancies Act like any other rental, and most houses near Queen's were built before 2018-11-15, so the annual rent increase guideline applies to a renewing group. A new group on a new lease can be priced to market. We confirm which applies to your house.
We take over mid-tenancy. We review the leases, introduce ourselves to the residents, collect rent from the next due date, and start work on next year's leasing so the house is signed before the current group leaves.
Ready to move ahead? Start with the agreement details form. It collects everything we need to prepare your management agreement.
Tell us about you, the house, the current leases and your target move-in date on our secure agreement details form.
We prepare your property management agreement and send it to you for review and electronic signature.
Onboarding covers insurance, keys, banking and the fire safety inspection. Then we photograph the house and put it on the market in the right month.
Free rent estimate with a realistic rent range for next May, a furnished and unfurnished comparison, and a written management quote, with a call from A.J. Keilty within 20 minutes in business hours.
No obligation. Prepared by a Kingston property manager who leases student houses every fall.
A call within 20 minutes in business hours, the written estimate within 24 hours of that call. We never share your information.
Start your agreement online, or call 613-545-3322 or email ClientCare@KEILTY.com and we will walk you through how management would work for your student house and when it needs to be on the market.
Start My Agreement Call 613-545-3322The questions owners of student houses near Queen's ask us most, with the same answers you would get on the phone.
Full Service management is 7% of the monthly rent plus HST, which is the market rate for student housing in Kingston. The leasing fee is 50% of one month's rent plus HST when a new group signs, and a renewal with the existing group is 25% of one month's rent. Every other fee is listed on this page and confirmed in a written quote before you sign anything.
For a May 1 start, large houses of five to seven bedrooms lease in October and November of the year before. Four and three bedroom houses follow in November, and smaller units later in the winter. We photograph and list your house ahead of its window, and we start renewal conversations with the current group in January.
Most houses we lease to one group on a single joint-and-several lease, with every resident named and a guarantor behind each one. Leasing by the bedroom can raise the total rent on a furnished house but adds turnover and shared-space issues. We recommend one structure for your house and set it up properly.
Yes. We review the current leases, introduce ourselves to the residents, collect rent from the next due date, and begin leasing for the following May so the house is signed before the current group leaves. If the current leases end mid-cycle or room by room, we work out a plan to get the house back onto a clean May-to-April term.
Every resident is on the lease and every resident has a guarantor, so the group is accountable together. We inspect at move-in and move-out with photos, respond to neighbour or bylaw complaints the same business day, and pursue repair costs through the lease and, where needed, the Landlord and Tenant Board.
Yes, in almost every case. A student house rented to a group is an ordinary residential tenancy under the Residential Tenancies Act, which means the Ontario Standard Lease, the rent increase guideline for houses first occupied before 2018-11-15, and Landlord and Tenant Board processes all apply. The main exception is a resident who shares a kitchen or bathroom with the owner, which does not apply to a managed house.
Often, yes. A furnished, refreshed house near campus can command a premium per bedroom, and furniture at roughly $1,500 per room can pay for itself within the first lease term. Your free rent estimate includes a furnished and unfurnished comparison for your house so you can decide on the numbers.
Complete our agreement details form and we will prepare your management agreement for review and electronic signature. If you would like a rent range for next May and a quote first, request a free rent estimate.
If you are comfortable managing the group yourself, our lease-up mandate is a short-term management agreement: we price the house for the season, market it, screen every resident and guarantor, send the group lease for signature, and stay on for 14 days after move-in. Then the agreement ends and the house is yours.
Ontario property management with published pricing, same-day answers, and no surprises. Since 2003.
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