Rental property management
in Surrey
We take care of the issues, so you don't have to.
At Birds Nest Properties, every property we manage in Surrey is more than a rental. It's your investment, your tenant's home, and part of a neighbourhood we all care about. We pick up the phone, know your property, and treat it like our own. Licensed and regulated by the BCFSA.
Tell us about your property
LOCAL EXPERTISE
We know your neighbourhood
From City Centre's high-rise corridors to South Surrey's waterfront communities, we manage rental properties across every Surrey neighbourhood.
City Centre / Whalley
Surrey’s fastest-growing urban core. New towers and older apartment buildings clustered around SkyTrain, with strong tenant demand and a neighbourhood transforming the fastest in Metro Vancouver.
Newton
One of Surrey’s most established rental markets. A dense concentration of older purpose-built apartments with a diverse community and a steady pool of long-term renters.
South Surrey / White Rock
Surrey’s most sought-after waterfront communities. Newer condos, townhomes, and houses attracting residents who want ocean views, walkable villages, and a quieter pace without losing access to the city.
PROPERTIES WE MANAGE
Surrey properties we manage
We manage condos, townhouses, houses, duplexes, and apartment buildings across all Surrey neighbourhoods.
Hub Plaza One, 13725 George Jn
Surrey Central, Surrey
Hired by an existing owner client at possession of the brand new condo in 2025, Birds Nest secured a tenant and assumed ongoing management including deficiency warranty tracking.
Breeze, 16222 23A Ave
South Surrey, Surrey
Birds Nest assumed full-service property management for owner, placing long-term tenants and managing all aspects of strata communication and maintenance requirements of the townhouse.
Northglen Pl & Fraserglen Dr
Guildford, Surrey
Birds Nest manages house as single residence. When the tenant recently gave move-out notice, we found the next tenant in time for move-in the following day. No vacancy, no missed rent.
What rental owners say
★★★★★
Consistently go above and beyond
Their exceptional support in managing my rental property has removed any concerns I had about my home. It’s evident that they prioritize their clients’ needs and consistently go above and beyond.
— Jason L | Rental Owner
★★★★★
Timely but also a cost effective way
They have been exceptional caretakers. They started by choosing a great tenant with whom we have had no problems. Birds Nest deals with any and all tenant queries in a timely but also a cost effective way.
— David T | Rental Owner
★★★★★
Above and beyond
My husband and I have know Jonathan for years. He always goes above and beyond, help us protecting our properties! Also Alvin and the team is always friendly, and always give great advice to at all the situations.
— Jane Y. | Rental Owner
Surrey Rental Market Update - Q1 2026
Rents and demand
Surrey two-bedroom rentals averaged $2,124/month in March 2026, the lowest among major Metro Vancouver municipalities. Surrey City Centre saw the sharpest one-bedroom decline in the region: unfurnished one-bedroom rents fell 14% year-over-year from $1,984 to $1,701/month, as record purpose-built rental supply met reduced immigration-driven demand.
Surrey is the largest rental market in Metro Vancouver by land area and the most affordable. Supply has concentrated in Surrey City Centre / Whalley, where new high-rise condo and purpose-built rental towers cluster around King George and Surrey Central SkyTrain stations. Continued build-out runs along King George Boulevard and University Drive, with Surrey’s 10,000-seat downtown arena, the Centre Block development housing and SFU’s new School of Medicine.
Rental supply at Fleetwood, Clayton Heights, and Langley City are already pre-positioning at future station nodes of the eight-station Expo Line extension for Surrey-Langley under construction along Fraser Highway.
Surrey one-bedroom units averaged $1,664/month citywide in March 2026, the lowest of any major Metro Vancouver municipality.
Taxes and regulations
Surrey Property Taxes for 2026 are due July 2, 2026. A 5% penalty applies immediately after this date, with another 5% added after September 2, 2026. The 2026 property tax increase was set at 2.6%, among the lowest in Metro Vancouver.
Surrey Utility Fees for water, sewer, and drainage are billed separately from property taxes, on a different schedule. Annual flat-rate utility accounts are billed in late February and are due April 2, 2026, with a 5% penalty after April 2 and another 5% after July 2. Metered utility accounts are billed every four months.
Secondary Suite Registration is unique to Surrey among Metro Vancouver municipalities. The City requires every additional dwelling unit (basement suites, garden suites, coach houses, laneway homes) to be declared, with each registered suite billed an $893 annual amenity service fee added to the property tax notice. Unregistered suites identified during inspection are subject to a $1,000 penalty per suite plus the applicable fees.
Surrey does not require a separate business licence for long-term rentals.
Data from liv.rent and City of Surrey.
Surrey Property Management | Last Updated May 4, 2026
Frequently Asked Questions
Most full-service property managers in Metro Vancouver charge a placement fee equal to half a month’s rent plus a monthly management fee of 7-10% of rent. Birds Nest charges half a month’s rent for tenant placement (plus GST) and 8.33% of monthly rent for ongoing management (plus GST), with no other fees. No vendor markups, no referral kickbacks, no renewal fees, no fees during vacancy.
Rental owners living outside Canada also pay a 2% non-resident tax filing fee if they want Birds Nest to cover their CRA NR4 reporting.
Surrey is six distinct rental markets, not one, and each rewards a different ownership strategy. Surrey City Centre / Whalley is the high-density growth core, anchored by King George SkyTrain Station, SFU Surrey, and KPU, with strong demand from students and young professionals for new condo high-rises along King George Boulevard and University Drive. Guildford and Fleetwood sit along the Fraser Highway corridor where the Surrey-Langley SkyTrain extension is under construction, with mid-rise condo and townhome stock attracting growing families and commuters.
Newton offers more affordable townhomes and ground-oriented rentals serving newcomer families and a large South Asian tenant pool. Cloverdale and South Surrey / White Rock are detached and townhome markets with longer tenancies and family-oriented tenants drawn to specific school catchments, Earl Marriott and Semiahmoo in particular.
For investors prioritizing rent growth and turnover speed, City Centre’s transit-oriented condos rent fastest. For investors prioritizing stability and longer tenancies, South Surrey townhomes and detached homes typically deliver 2-3 year tenancies.
The Surrey-Langley SkyTrain extension is the most significant transit infrastructure investment Metro Vancouver has seen in a decade. The 16-km, eight-station extension of the Expo Line runs from King George to Langley City Centre primarily along Fraser Highway, with completion targeted for the late 2020s.
For owners along the corridor, particularly in Fleetwood, Clayton Heights, and Langley City, this changes the math on rental demand. Property values along the alignment have already risen ahead of opening, and rental demand will follow once stations come into service. New developments at future station nodes like Fleetwood Town Centre, 152 Street, and 166 Street are already in pre-sale, with delivery timed to the line.
For owners of existing properties more than a 10-minute walk from a future station, the impact is more modest. SkyTrain proximity is a step-function premium, not a smooth gradient: the closer to the station, the sharper the rental and resale uplift.
Surrey property tax for 2026 is due July 2, 2026 as a single annual payment, with a 5% penalty applied immediately after the deadline and a further 5% added after September 2, 2026. Waste collection is billed alongside property tax on the same notice.
Surrey water and sewer utility fees are billed separately from property taxes, on a different schedule. Annual flat-rate utility accounts are billed in late February and due April 2, 2026, with a 5% penalty after April 2 and another 5% after July 2. Metered utility accounts are billed every four months. Surrey does not offer an early-payment discount on utilities.
No, not for long-term rentals. The City of Surrey does not require a separate annual business licence for owners renting out residential properties on long-term leases.
No, the Empty Homes Tax is a City of Vancouver bylaw and applies only to residential properties within Vancouver city limits — Surrey has no equivalent municipal vacancy tax.
But every Surrey owner is still subject to the BC Speculation and Vacancy Tax, which is a separate provincial tax that applies across most of Metro Vancouver including Surrey. Every BC residential property owner in a designated taxable region must file the Speculation and Vacancy Tax declaration annually by March 31. See our BC Speculation and Vacancy Tax Guide for more details.
Yes, and this is unique to Surrey among Metro Vancouver municipalities. The City requires every owner to declare each additional dwelling unit on their property (basement suite, garden suite, coach house, laneway home), and each registered suite is billed an $893 annual amenity service fee for 2025, reflecting the additional demand suites place on Surrey services. The fee is added to the property tax notice.
Unregistered suites identified during inspection are subject to a $1,000 penalty per suite, plus the applicable service fee. If you’ve recently bought a Surrey home with an existing or potential secondary suite, registering it is the first thing to confirm, as the penalty for getting caught is meaningfully higher than the fee for declaring.
The maximum allowable rent increase in British Columbia for 2026 is 2.3%, down from 3% in 2025. The cap is tied to the Consumer Price Index and applies to existing tenancies only.
Three rules every BC landlord needs to know: you can only raise rent once every 12 months, you must give at least three full months’ written notice using the official Notice of Rent Increase form, and missed years cannot be “topped up” later.