Service
/ Mid-term
28 nights and over
The model most investment condos actually qualify for.
Furnished stays of a month or longer, managed end to end. Fewer turnovers than nightly letting, a far better return than a standard tenancy, and open to units you do not live in.
Why this one
Not a fallback. Usually the right answer.
Owners arrive here after being told their unit cannot run nightly, and leave having found the model they should have been sold in the first place.
It is open to investment units
Toronto’s short-term rules are built around a principal residence. Stays of 28 nights and over sit outside that framework, which is what makes this the model an investment condominium can actually run.
It earns well above a lease
A furnished, all-inclusive monthly stay commands a premium over an unfurnished annual tenancy, because the guest is paying for the furniture, the utilities and the absence of a year’s commitment.
It is far less work than nightly
One booking can cover three to six months. That is one arrival, one departure and one turnover, against a dozen a month on a nightly calendar, with a fraction of the wear.
Your guest
Who actually books a month or more.
Not tourists. Mid-term demand comes from people who need somewhere to live for a defined stretch and do not want a lease.
Relocations
Someone starting a job in Toronto who needs three months to find somewhere permanent. Often paid for by the employer, which makes them a reliable payer.
Contract work
Consultants, engineers and specialists on a fixed engagement. They arrive with dates, they leave on them, and they are rarely in the unit during the day.
Medical stays
Patients and families near the hospital cluster for a course of treatment. A quiet, predictable guest who wants the place to work and nothing more.
Renovation and insurance
Households displaced while work is done, frequently with an insurer covering the cost. Timelines slip, which tends to mean an extension rather than a gap.
Side by side
What changes when you go longer.
The same unit, run two different ways. Most of our owners run both across a year.
Short-term
Under 28 nights
- Higher nightly rate, lower occupancy
- Ten to fifteen turnovers a month
- Four booking channels, heavy distribution
- Rates reviewed daily against live demand
- Faster wear, and a bigger cleaning bill
- Requires a City registration and a principal residence
Mid-term
28 nights and over
- Lower nightly rate, much higher occupancy
- Often one turnover a quarter
- Two channels and direct enquiries
- Rates set per booking, negotiated by length
- Slower wear, and a longer-lived furnishing spend
- Open to units you do not live in
The honest caveat: mid-term bookings do not always meet end to end, and a gap between two three-month stays is a real thing rather than something we pretend away. It is quoted into the plan rather than discovered later.
The scope
What running a mid-term unit actually involves.
Most of what an owner dislikes about property management is a structural problem rather than a staffing one. These are the three we designed out.
Longer-stay screening
A three-month guest is closer to a tenant than a holidaymaker, so the screening is heavier: purpose of stay, who is paying, and how long they actually need rather than how long they have booked.
Furnishing for living in
A month-long stay is not a weekend. Storage, a workable desk, a kitchen someone can cook in properly, and enough drawer space to unpack. We tell you what is missing before the unit lists.
Mid-stay servicing
A clean part-way through rather than only at the end, plus a check on the unit while someone is living in it. It is how a small maintenance problem gets caught at month two rather than month five.
Booking sequencing
Working the calendar so stays meet rather than leave three-week holes, and holding a slightly lower rate for a booking that closes a gap. Occupancy beats headline rate on this model.
Questions
What owners ask about mid-term.
Does a mid-term guest become a tenant with tenancy rights?
This is the question owners ask most and it is the one we will not answer on a web page. It turns on the agreement, the length of stay and the circumstances, and a general answer published on a website is worth nothing to you. We set out how the stays are papered at the review, and we would rather you take your own advice on it than take ours.
Will it earn less than short-term?
Per night, yes. Across a year, often not, and that is the number that matters. A nightly unit sitting empty for half of February earns nothing that month, while a mid-term unit on a four-month booking earns every night of it. Add back the turnover costs and the wear you are not paying for, and the gap narrows considerably. We will not put a figure on it here, because it depends on the unit.
What happens between bookings?
Sometimes nothing, and that is the honest answer. Two three-month stays rarely meet to the day. We work the calendar to close gaps, take a slightly lower rate on a booking that fills one, and where the unit also qualifies for short-term we use nightly letting to bridge. On the Fixed Income Model gaps are not your exposure at all.
Does my building allow this if it bans short-term rentals?
Often, yes. A lot of declarations set a minimum stay rather than prohibiting letting outright, and a 28-night floor clears most of them. It is not universal, which is why reading your specific declaration is the first thing the review does rather than the last.
Do I need to furnish it, and to what standard?
Yes, furnished is the model. The standard is somebody living there for three months rather than photographing it for two nights, so it needs storage, a proper desk, a kitchen that works and room to unpack. We walk the unit before anything is written and give you the list, including the parts we would leave alone. Partially furnished is a normal starting point.
Can I switch between models across the year?
Where the unit qualifies for both, that is what we would recommend rather than merely allow. Nightly through the warm months, then one long guest through the winter. It is the pattern most of our units run and it is why the homepage says most owners qualify for two models rather than one.
The one next step
Send the address. We will tell you what it qualifies for.
Free eligibility review
About a minute to complete.
Goes to info@guestpoint.ca and nowhere else.