Property managers and REITs

Property management holiday lighting contractor for portfolios

A property management holiday lighting contractor should make a portfolio easier to run, not add a vendor per site. We handle holiday lighting and decor across many properties for property managers and REITs in Southwestern Ontario, the GTA and Hamilton-Niagara: one contact, one schedule, one invoice, standard specs that scale from a strip plaza to an office tower, and insurance certificates issued once for the whole portfolio.

Free site visit & quote

Get a fixed seasonal price

A site visit, a design and a fixed seasonal price. No obligation.

What you’re dealing with

The problems a holiday program has to solve

Standardization is what makes a portfolio program work. We set a spec per property type, such as roofline and entrance tree for retail, lobby tree and vestibule garland for office and residential, and price it per site so a new acquisition can be added mid-season at a known rate. Site-level details, lift access, power, security, are recorded once and reused every year.

Everything is our own inventory, so maintenance is included at no charge across every site and a dark roofline at one property does not become a purchase order. Takedown runs in the first three weeks of January, inventory is labelled per building in our warehouse and multi-year agreements lock pricing and dates for the term. Site staff get one number to call all season.

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Too many vendors, too many invoices

A portfolio with a different lighting company at every site means a different quote format, a different insurance certificate and a different phone call when something fails. We consolidate the whole portfolio under one agreement, one schedule, one contact for site staff and one invoice per season or per site, as your accounting prefers.

Budget approvals a year ahead

Holiday decor is approved in the spring budget for the following season, so prices have to hold. Multi-year agreements lock the per-site price and the install dates for the term, and we provide a per-property breakdown that drops into an operating budget or a common-area recovery schedule.

Insurance, WSIB and compliance paperwork

Every owner wants a certificate of insurance naming the right entities, a WSIB clearance certificate and proof the crew is trained for lift work. We issue these once per season for the whole portfolio, update them when a property changes hands and keep them on file so site staff are not chasing documents in November.

Knowing what happened at each site

Managers need to answer an owner's question about a property they have not visited. We send install photos per site, log every service visit with what was found and fixed, and provide a season summary so you can show what was delivered at each address without driving there.

Spaces we decorate

Where the decor goes in property managers

Commercial storefront facade with warm-white Christmas lights, garland-wrapped columns and lit wreaths

Retail plazas and storefronts

Roofline outlines across every bay, column wraps, entrance wreaths and a lit tree at the main entrance, with lot and boulevard trees wrapped on larger centres. One spec across the retail portfolio so tenants at every plaza get the same standard and the look reads from the road.

Warm-white Christmas tree with gold ribbon by elevators in a commercial building lobby

Office buildings

Lobby trees sized to each ceiling, elevator-lobby accents, vestibule garland and sidewalk or entrance tree wrapping, installed overnight with security coordination handled by us. The same scheme scales from a suburban low-rise to a downtown tower.

Large residential complex with warm-white roofline Christmas lights and a holiday courtyard display at the entrance

Residential towers and communities

Condo and apartment lobbies with trees, entrance canopies outlined, courtyard tree wrapping and cone trees, scheduled around concierges and superintendents. Board-ready proposals per building and one portfolio invoice for the manager. Entrance canopies run on photocells and lobby trees on timers.

Commercial building entrance drive lit with warm-white roofline Christmas lights and a holiday display

Mixed-use and campus sites

Properties with retail at grade and office or residential above get one coordinated program: roofline and storefront lighting outside, a lobby tree inside, courtyard and drive lighting where there are grounds. Power and lift access are surveyed once and recorded for every year after.

Nighttime holiday light display across a commercial property courtyard with colourful tree wraps and roofline lights.

Grounds, courtyards and parking

Tree wrapping, cone trees, hedges and landscape lighting across courtyards, entrance drives and parking lots, powered from lamp-post receptacles or dedicated weatherproof feeds we identify in the summer survey. Cone trees are staked and set clear of the plow contractor's routes.

Programs

Three ways to scope it

Every program is custom quoted. These are the shapes most properties land on.

Essentials

A standard exterior or lobby spec applied across the portfolio: roofline and entrance tree for retail sites, lobby tree and entrance wreath for office and residential, installed on one schedule with one invoice.

One standard spec per property type
Install on a single portfolio schedule
One contact and one invoice
Certificates of insurance for all sites
Season maintenance, takedown and storage

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Signature

A fuller spec per site, with lot and boulevard trees, lobby accent pieces and entrance garland, plus install photos and a service log per property so you can report to owners without a site visit.

Enhanced spec per property type
Lot, boulevard and courtyard tree wrapping
Lobby accent trees, planters and garland
Install photos and service log per site
Season maintenance, takedown and storage
Multi-year pricing with reserved dates

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Landmark

For REITs and large portfolios: flagship programs at signature properties, giant trees or themed lobby displays where they earn their place, a standard spec everywhere else, mid-season onboarding of acquisitions and a season-end report across the portfolio.

Flagship displays at signature properties
Standard spec across the rest of the portfolio
New acquisitions added at agreed rates
Season-end report with photos and service history
Dedicated contact for site staff
Multi-year pricing with reserved dates

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Timeline

Your season, step by step

July to September
Portfolio review with the manager, site visits or photo surveys per property, power and lift notes recorded, and a per-site spec and price for budget approval.
September to October
Agreement signed, dates reserved across the portfolio, certificates of insurance and WSIB clearance issued, crew lists sent to each site's security or concierge.
October to late November
Installs run site by site on the agreed schedule, overnight, with install photos sent per property as each one is completed.
December
Site staff call one number. Every fault is fixed at no charge and logged, with storm checks on exposed properties without a call.
January
Takedown across the portfolio in the first three weeks, inventory labelled per building in our warehouse, and a season summary sent for owner reporting.

Our work

Property Managers projects from our gallery

Real installs by our crews. Browse the full gallery for more.

Multi-storey commercial building with blue roofline lights and warm-white column garland at night

Row of evergreen trees wrapped in warm-white Christmas lights outside a commercial property at night

Elegant office lobby Christmas tree with gold ribbon and warm-white lights beside two accent trees

Full gallery

FAQ

Property Managers questions, answered

Still unsure? Read all 40 FAQs or send the form.

Related services

What does a property management holiday lighting contractor provide that a local installer does not?

One agreement, one schedule, one invoice and one contact for every site, instead of a vendor per property. Standard specs per property type so pricing is predictable and new acquisitions can be added at a known rate. Certificates of insurance and WSIB clearance issued once for the portfolio. Install photos and a service log per site for owner reporting. And our own inventory at every property, so maintenance is included everywhere at no charge.

How do you price a portfolio?

Per site, from a standard spec for each property type, so a plaza, an office lobby and a residential tower each have a known per-season price. The portfolio total is quoted for one season and for a multi-year term that locks the rates and dates. We provide a per-property breakdown for budgets and common-area recovery. Typical ranges run from a few thousand per retail site to five figures for a flagship lobby or large centre, as typical figures rather than quotes.

Can you issue insurance certificates for every property owner?

Yes. We issue a certificate of insurance naming each owner entity and the management company before the first install, along with a WSIB clearance certificate, and we update them when a property is acquired or sold during the term. Replacement values for leased decor are available so each owner's broker can note it as property of others on site. This is standard paperwork for us and is handled in September, not November.

What happens when a site reports a fault?

Site staff, a concierge or a tenant coordinator calls or texts one number. We schedule a visit after hours, usually within a business day and often the same day in December, fix the fault from stock on the truck at no charge and log what was found and done. The manager gets the log entry, not a service invoice. Exposed exterior sites are also checked after major storms without a call.

Can you add a newly acquired building mid-season?

Yes. Because the specs are standard, a new acquisition is added at the agreed per-site rate for its property type. We survey it from photos or a quick visit, pull matching inventory from our warehouse and slot it into the schedule. Early in the season that usually means lit within two weeks; in December it depends on crew availability, and we tell you honestly what is possible.

What reporting do you provide at the end of the season?

Install photos per property, a service log with every visit, what was found and what was fixed, and a season summary across the portfolio that you can forward to owners or an asset manager. For multi-year agreements the summary also notes any spec changes recommended for next season, such as a receptacle an electrician should add or a tree that should move because of a new plow route.

Where we work

Property Managers across Ontario

Toronto Mississauga Brampton Vaughan Markham Oakville Burlington Hamilton Kitchener Waterloo Cambridge Guelph London Woodstock Brantford St. Catharines & Niagara Windsor Barrie

Other sectors

Also decorating

Hotels & Hospitality Condo & Apartment Lobbies Plazas & Shopping Centres Office Buildings & Corporate Campuses Restaurants, Retail & Dealerships Municipalities & BIAs

Property managers and REITs

Put the whole portfolio on one schedule

Send us a list of properties with addresses and a photo or two of each, and we will reply within one business day with a per-site spec and price for the portfolio. Call 519-266-6796 to start the conversation.

519-266-6796 See our work

Request a commercial quote

We reply within one business day and book a site visit at your convenience.