Edmonton, Sherwood Park, Spruce Grove, St. Albert, Leduc, Beaumont, Stony Plain
Property management electrician in Edmonton. $120 per service call, invoiced to you and not to your tenant
The residential rate is $180. If you manage doors, yours is $120 per service call. No account fee, no monthly minimum, no contract to sign. The invoice goes to the management company with the unit number and address on it, and every visit gets photographed so you have a record instead of a phone call you half remember. Master Electrician #13824 on the job, five person crew, no subcontractors turning up at your tenant's door.
The number, up front
$120 per service call, and here is exactly where it stops
Two rates on this whole company. $180 for a homeowner, $120 for property management. That is the entire pricing conversation on service calls, and you get it before anybody drives anywhere.
What the $120 covers
- The drive to the unitnot billed on top inside Edmonton and the immediate area
- The diagnosisfinding the fault, not guessing at it
- A small fix on the spotdevice swap, re termination, reset, breaker
- Photos and a written noteon the invoice, with the unit number
What is priced separately
- New circuits and permitted workquoted before it starts, never assumed
- Panel and service upgradesown job, own permit, own load calculation
- Material and fixturesmaterial is material, listed on the invoice
- After hours and emergency attendancesaid on the phone, not found later
Owner occupied house rather than a rental? That is the $180 residential repair lane
Portfolio planner
What the property management rate does across your doors
Two numbers you already know, and the arithmetic done in front of you. This uses only the two real published rates, $120 and $180. It does not invent a price for the work itself, because that depends on what is actually wrong.
Units, suites or tenancies. Whatever you count.
Your own history is the only honest input here. Guess low if you are not sure.
Nothing you type here is sent anywhere. It runs in your phone.
The part that actually causes problems
The invoice goes to you. Never to the tenant.
Most of the property managers who call me are switching because of billing, not because of the work. A tenant handed an invoice, a bill with no unit number on it, a charge for a drive that was never mentioned. That is a paperwork problem and it is fixable, so here is how mine works.
Your tenant never sees a number
The tenant lets me in, tells me what it is doing, and that is the end of their involvement. No price discussed with them, no invoice handed over, no upsell attempted in your unit while you are not there.
The invoice carries the address and the unit number
So it can be coded to the right property without anybody phoning to ask which suite it was. If you need a purchase order or a work order number on it, tell me once and it goes on every invoice after that.
Photos before and after, on file
What it looked like, what I did, what I found that I did not touch. That is your record if the tenant tells a different story later, and it is the thing that ends the argument in about four seconds.
Anything over the service call gets your yes first
If the unit needs a new circuit or the panel is the real problem, you get the price and the reason before I do it. Nobody approves work in your building except you.
One licence behind all of it
Master Electrician #13824. Permits pulled under my own licence, five person crew, no subcontractors. You are not going to get a stranger with a magnetic sign on his door showing up at your tenant's suite.
Per unit work
What I actually do inside a door
This is the list that comes up over and over across rentals. Tenant reported, turnover, or found on a walk through.
- Tenant says a breaker keeps tripping and nobody knows which circuit it is
- Dead outlets after a tenant plugged something in
- GFCI in a bathroom or kitchen that will not reset
- Smoke and CO alarms chirping, missing, or past their date
- Suite turnover check between tenants, before the next one moves in
- Light fixtures replaced in kitchens, hallways and bedrooms
- Scorched or loose receptacles from years of use
- Bathroom fan that quit or was never wired right
- Stove or dryer receptacle running hot
- Panel directory printed and mounted so the next call is faster
- Common area and stairwell lighting that keeps failing
- Exterior, entry and parking lighting for winter
- Which panel feeds which suite, confirmed rather than assumed
- Damage the tenant did not report, photographed for your file
Appliances themselves are a different trade. I do the circuit, the receptacle and the feed. If the machine is the problem you get told it is the machine instead of being sold electrical work. Where that line sits
Response time, honestly
How fast, and when fast is not the point
Nobody in this trade can promise a two hour window on every call and mean it. Here is what I actually run, and I would rather you hold me to a real number than a marketing one.
The thing that speeds up every call after the first one
A labelled panel. Most rentals I walk into have a directory that is either blank or wrong, and the first twenty minutes of every visit goes to figuring out what feeds what. Get it labelled once and you stop paying for that on every call.
Group the calls if you can
The rate is per service call. Two units at the same address, or a list of small items in one suite, is a much better use of one visit than booking them one at a time. Say what is on the list and it gets planned into one trip.
Tenant access is the real bottleneck
Not my schedule. If a tenant needs notice, tell me on the booking and I work to it. A locked door with nobody home is a wasted trip for both of us and I will not pretend otherwise.
Real units, shot on the day
Raydn jobs in Edmonton and the surrounding area. Photographed on site, not stock.
Who turns up at your unit
Five people, no subcontractors, one licence
I am Dmitry Naboka. Master Electrician #13824, fourteen years on the tools. Kyle is co owner and a Journeyman with twenty years on the tools. Five person crew and nobody gets subbed out, which matters more in your business than in most, because you are letting somebody into a home you do not live in.
A property manager does not need me to be impressive. They need me to answer, turn up, photograph it, and put the unit number on the invoice. That is the whole job.
Dmitry Naboka, Master Electrician #13824Straight answers
What property managers ask me first
What is the property management rate?
$120 per service call. The residential rate is $180. There is no account fee, no monthly minimum and no contract. The $120 covers the drive, the diagnosis and a small fix on the spot such as a device swap, a re termination or a breaker.
How many doors do I need before I get the rate?
None. If you manage rental property, you are in the lane. One door counts. I am not going to make somebody with three houses jump through a volume hoop to get the same rate as somebody with three hundred.
Who gets the invoice?
You do. The management company, with the address and the unit number on it so it can be coded to the right property. Your tenant never sees a price and never gets handed an invoice. If you need a purchase order or work order number on it, tell me once and it goes on every one after that.
Can you deal directly with my tenant to get in?
Yes, and it is usually the fastest way. Give me the tenant's name and number with the booking and I coordinate access straight with them. Pricing, scope and approvals still go through you only.
Do you send subcontractors?
No. Five person crew, all Raydn, and my Master Electrician licence #13824 is behind the work. In your business that matters more than in most, because you are the one who has to answer for whoever walked into that suite.
How fast can you get to a unit?
You get a reply the same day or first thing the next morning, and normal service calls get booked into the week. Turnovers get scheduled around the move in date. If a tenant is reporting a burning smell, a shock, or a breaker that trips the instant it is reset, phone rather than fill in a form.
Will you handle smoke alarm compliance across a building?
Yes. Alarms have a service life and in a building they normally went in on the same day, so they age out together. I check dates and interconnect, tell you what is past date, and give you the list per unit rather than a vague recommendation.
Can I batch several units into one visit?
Please do. The rate is per service call, so two units at the same address or a list of small items in one suite is a far better use of a visit than booking one thing at a time. Send the list and it gets planned into one trip.
Do you work with condo boards?
Yes. Boards need something that holds up at a meeting, so scope goes in writing with unit numbers, and the common property versus unit owner boundary gets stated rather than assumed. Every visit gets a photo record.
What if the unit needs more than a service call?
You get the price and the reason before anything else happens. New circuits, panel work and service upgrades are their own jobs with their own permits, and nobody approves work in your building except you.
Do you provide documentation for owners and insurers?
Yes. Every visit comes back with photos of what was found and what was done, the unit number on the invoice, and a plain description a non electrician can read. When a permit was pulled you get the permit number and the inspection result, both of which you can look up with the municipality yourself. That is the paperwork an owner or an insurer actually asks for after the fact.
Do you take on older buildings with fuse panels or 60 amp services?
That is a lot of what we do, and it is the honest answer to why we are not the cheapest number. Fuse panels and 60 amp services are permitted work with a load calculation behind them, and they get pulled under my own licence, Master Electrician #13824. What that involves is on the panel upgrade page. The $120 service call still applies if you want me out to look at one and price it properly.