Vacant Property Oversight & Preservation
Your property still needs attention when no one is living there.
12 Gates provides scheduled inspections, documented reporting, and maintenance coordination to help protect vacant and temporarily unoccupied homes in Toronto and surrounding communities.
Whether you are away, managing an estate, preparing for a sale, or navigating a property transition, we help you identify concerns and arrange practical next steps.
Vacant Property Oversight & Preservation Services
We help property owners establish clear inspection, maintenance, and reporting arrangements during vacancy or time away. Each service plan reflects the property’s condition, access arrangements, seasonal needs, and requirements provided by the owner.
.Our services include:
• Scheduled Inspections: Interior and exterior checks within an agreed scope to identify visible concerns.
• Maintenance Coordination: Arranging routine upkeep and qualified service providers for approved work.
• Security & Access Checks: Reviewing accessible doors, windows, and entry points for visible concerns.
• Documented Reporting: Recording observations, photographs, and items requiring attention.
• Follow Through: Tracking approved actions and communicating outstanding concerns.
Inspection frequency is agreed before service begins, taking account of requirements confirmed with your insurance representative or mortgage lender. Repairs and specialist work are quoted separately unless expressly included.
Site Inspections:
Routine / 72-Hour / Weekly / Bi-Weekly
Vacant and unattended properties are exposed to risks that can escalate quickly—often without visible warning. Our Site Inspection services are designed to protect your property, maintain insurance compliance, and identify issues before they become costly claims.
We provide scheduled inspection programs based on your property’s status and insurance requirements, including 72-hour, weekly, and bi-weekly visits. Each inspection is conducted with a focus on risk detection, documentation, and reporting—not just a visual walkthrough.
What We Check:
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Signs of water intrusion, leaks, or moisture buildup
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Heating systems and interior temperature conditions
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Doors, windows, and overall property security
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Evidence of unauthorized access, vandalism, or occupancy
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Electrical and plumbing irregularities (visible conditions)
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Exterior conditions, including roofline, drainage, and structural concerns
Reporting & Documentation:
Every visit includes time-stamped photos and detailed reporting, providing a clear record of property condition. This documentation supports insurance requirements, helps prevent claim disputes, and ensures accountability throughout the vacancy period.
Why It Matters:
Many insurance policies require regular inspections for vacant properties. Missed visits or lack of documentation can result in denied claims or reduced coverage. Our structured inspection process ensures your property remains monitored, compliant, and protected.
Property Preservation & Maintenance Coordination
Keeping a vacant property maintained helps limit deterioration and makes emerging concerns easier to identify.
12 Gates coordinates routine upkeep, seasonal maintenance, and approved repairs based on your property’s needs. We document concerns, arrange service providers, and track outstanding work.
The scope, pricing, and responsibilities are confirmed before work begins.
Protecting Your Property
Damage Assessment & Repair Coordination
Following property damage, we document visible conditions, communicate concerns, and coordinate approved work with appropriate service providers. Repair and restoration work is scoped and quoted separately.
Grounds Maintenance
We arrange lawn care, vegetation trimming, leaf and debris removal, and pathway maintenance to support property upkeep and access.
12 Gates works with your existing grounds maintenance company or arranges a local provider where needed. We coordinate scheduled work, document visible concerns during agreed site checks, and follow up on outstanding tasks.
Service areas, frequency, seasonal needs, charges, and the scope of our oversight are confirmed before work begins.
Winter Property Care
We coordinate winter preparation, heating checks, and approved winterization services. Arrangements reflect the property’s condition and requirements confirmed by the owner with their insurance representative.
Snow Removal Coordination & Oversight
We work with your existing snow removal company or hire a local company to clear snow and apply salt at your property.
12 Gates coordinates the service and provides oversight through agreed site checks, documentation, and follow up on missed or incomplete work. The snow removal company performs the clearing and salting.
Service areas, timing, charges, and the scope of our oversight are confirmed before work begins.
Get Your Customized Quote for Vacant Property Management Today!
Other Property Preservation Services:
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Grass and Grounds Maintenance: Regular mowing, trimming, and landscaping to maintain the property's appearance and curb appeal.
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Housekeeping: Cleaning and tidying the interior of the property to prevent dust buildup and maintain a presentable environment.
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Removal of Debris: Clearing and disposing of debris, leaves, and trash to keep the property clean and safe.
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Removal of Large Appliances, Vehicles, and Unwanted Objects: Removing and disposing of large appliances, vehicles, and other unwanted items on the property to declutter and enhance its appearance.
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Roof and Wall Repairs: Inspecting and repairing any damage to the roof and walls to prevent leaks and further deterioration.
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Hazard & Debris Removal: Identifying and removing potential hazards and debris that could pose safety risks or cause damage.
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Repairs & Restoration: Conducting necessary repairs and restoration work to maintain the property's structural integrity and functionality.
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Winterization / Plumbing: Preparing the property for winter by insulating pipes and shutting off water sources to prevent freezing and plumbing issues.
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Lock Changes: Changing locks and securing entry points to prevent unauthorized access and ensure property security.
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Toxic Mold: Identifying and addressing toxic mold issues to maintain a healthy indoor environment.
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Securing Swimming Pools: Installing barriers and safety measures to secure swimming pools and prevent accidents.
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Pest Control: Regular inspection and treatment to prevent infestations and minimize damage caused by pests.
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Window and Door Boarding: Securing and boarding up windows and doors to prevent unauthorized entry and further deterioration.
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Electrical and HVAC Maintenance: Checking and maintaining electrical systems and HVAC units to ensure safety and prevent damage.
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Graffiti Removal: Removing graffiti and vandalism from exterior surfaces to maintain the property's appearance.
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Lawn Aeration and Seeding: Improving the health and appearance of the lawn by aerating and seeding as needed.
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Fencing Repair: Repairing or installing fences to enhance security and privacy on the property.
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Exterior Painting: Applying fresh paint to the exterior surfaces to protect against weathering and maintain a well-kept appearance.
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Sump Pump Maintenance: Ensuring the proper functioning of sump pumps to prevent flooding in basements.
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Window Cleaning: Cleaning and maintaining windows to improve visibility and aesthetics.
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Septic System Maintenance: Regular maintenance of septic systems to prevent backups and ensure proper functioning.
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Exterior Lighting: Ensuring exterior lighting is functional to enhance security and visibility around the property.
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Smoke and Carbon Monoxide Detector Maintenance: Checking and replacing batteries in smoke and carbon monoxide detectors to ensure safety.
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Gutter Cleaning: Regular cleaning of gutters to prevent water damage and clogs.
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Chimney Inspection and Cleaning: Inspecting and cleaning chimneys to ensure safe operation and prevent fire hazards.
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Grading and Drainage Maintenance: Ensuring proper grading and drainage to prevent water accumulation and foundation issues.
Schedule an appointment to discuss the particular needs of your property and for a comprehensive property preservation plan, ensuring that the property remains in optimal condition and retains its value during periods of vacancy.
Complete and submit this form. Once received, a team member will contact you within 1–2 business days to discuss your needs and provide a detailed quote.
