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HDAA discusses the new Rental Housing Protection By-law, Renovation Licence and Relocation By-law, and updates on the Licensing Pilot Project. pg. 49
EOLO provides an update on the decrease in the City's multiresidential tax rate and the key economic forces driving the market. pg. 53
RHSK introduces the association's new CEO and website, and provides an update on association events. pg. 57
ARLA discusses the City’s innovative approaches to addressing homelessness and housing insecurity, upcoming changes to the RTA, and the bene fts of joining the association. pg. 61
Check out the digital version of RHB Magazine for news from LPMA
The Member Associations
PRESIDENT’S MESSAGE
Spring is fnally in the air after what seemed like a long and snowy winter. The HDAA is looking forward to our next events, including our May 21st dinner meeting and our June 10th golf tournament, and will be continuing our work to address municipal by-laws aimed at the rental housing industry. The City of Hamilton has brought in a few new initiatives, including a new Rental Housing Protection By-law and a new Renovation Licence and Relocation By-law, and will see updates on the Licensing Pilot Project.
- Daniel Chin, President, HDAA
Rental Housing Protection By-law
As of January 1, 2025, Hamilton's new Rental Housing Protection By-law has come into effect, requiring property owners to obtain a permit before demolishing or converting residential rental buildings. This measure is meant to safeguard the City’s existing rental stock, particularly amid concerns about displacement due to redevelopment, and ensure that affordable and mid-range rental units remain available to residents.
The by-law applies to any property that contains six or more residential units and at least one rental unit. Dwelling units are still considered rental units regardless of whether they are occupied by a current tenant. A permit to demolish will cost $7,500 with an additional cost of $300 per unit, and a permit to convert will cost $4,500 with an additional cost of $75 per unit.
Renovation Licence and Relocation By-law
Also in effect as of January 1, 2025 is Hamilton’s new Renovation Licence and Relocation By-law. This by-law aims to address bad faith evictions and protects tenants through new requirements for landlords who want to complete renovations where vacant possession of a unit is required. The by-law applies to all rental housing units anywhere in Hamilton.
All landlords must apply for a renovation licence within seven days of serving an N13 notice to tenants to vacate their rental unit for extensive repairs or renovations.
Landlords must also provide temporary accommodation (comparable to the tenants’ original unit in cost, location, and size) or compensation for tenants exercising their right of first refusal to return to their rental unit after the work is completed. Upon the tenant’s return, the rent is to be no more than what could be lawfully charged if there had been no interruption to the tenancy. The cost of the renovation licence is $715, with an annual renewal fee of $125.
Rental Housing Licensing Pilot Project continues
Hamilton's Rental Housing Licensing Pilot Project, launched in 2022, remains active in Wards 1, 8, and parts of Ward 14. The program requires landlords of properties with five or fewer units to obtain a license and comply with safety and maintenance standards.
The initiative aims to protect tenants by improving housing conditions and holding landlords accountable for the state of their properties. The pilot project is due to end on December 31, 2025. There will be a final report by City staff in October or November and the HDAA will be ramping up our efforts to see an end to the license once and for all.
Affordable housing access on the rise
CityHousing Hamilton (CHH) has made some significant strides in addressing affordable housing needs, reducing its vacancy rate from over 9 per cent in early 2023 to just 2.2 per cent in early 2025. This improvement was largely driven by CHH clearing a backlog of nearly 500 units, many of which required repairs or inspections. The result is a notable increase in available affordable housing options for Hamilton residents.
Along with increased CHH capacity is the new temporary Barton-Tiffany Shelter site, which is now at full capacity and home to 80 residents previously living unhoused. Operated by Good Shepherd in partnership with the City, the shelter provides 40 heated and cooled single and double occupancy cabins (20 of each), along with essential services and supports. The shelter site is designed to be low-barrier and accommodates individuals who may not be able to access traditional shelters, including couples and those with pets. The addition of this 80-bed site and another 192 beds added within Hamilton’s existing shelter system contributes to an 80 per cent increase (272 beds) in Hamilton’s overall shelter system.
Rental market showing signs of cooling
As of March 2025, the average rent for all property types in Hamilton stands at approximately $1,985 per month, marking a year-over-year decrease of $215. This trend is consistent across various housing types, with one-bedroom apartments averaging $1,625 per month and two-bedroom units at $1,924 per month. The City's rental vacancy rate has also seen an uptick, rising from 2.4 per cent in 2024 to a projected 2.8 per cent in 2025. This increase is attributed to a record level of housing completions and a slight decline in demand, particularly due to reduced international migration. These developments suggest a more balanced rental market in Hamilton, offering potential relief for renters while maintaining opportunities for landlords.
Past events March 5, 2025 – Dinner meeting
The HDAA had another great dinner meeting on March 5. We were joined by Meherzad Bakht, Senior Manager, Sales, from Yardi Canada, who presented on the latest Yardi report on rental pricing trends. We were also joined by Anthony Passarelli, Senior Specialist, Market Advisory (Southern Ontario) from the Canada Mortgage and Housing Corporation (CMHC), who presented the latest CMHC findings. Our President, Daniel Chin, also spoke on the latest by-law updates in Hamilton.
Meherzad began by discussing how a lack of affordable options is keeping vacancy rates low, 3.6 per cent nationally, and turnover rates remain low also. There is some rent deceleration but rents are still above historical levels. Undersupply is to remain a major issue for years, with between 4.2-5.3 million homes needed by 2030. This lack of housing is suppressing household formation with many not starting families or staying with parents/roommates. Supply is not growing fast enough to meet targets as well and this is due to several factors such as high costs, development fees, and slow approval processes.
Purpose-built rental completions and starts are both up but Ontario will need policy interventions to continue encouraging increased starts and increased supply. With regard to rental trends, in-place growth increased 5.8 per cent year over year to a national average of $1,565 and new leases grew 6.4 per cent year over year but is down from a peak of 13.1 per cent in Q3 2023.
Anthony presented findings from CMHC that reiterated some similar trends. With regard to vacancy rates, condo vacancy rates are staying relatively low but purpose-built vacancy rates are increasing. This may be due to condo owners being more likely to make rent concessions in an effort to rent a unit and cover costs. Vacancy rates are a little higher but they are still not as high as we have seen in the past (e.g., 2.8 per cent in 2024 versus 4.6 per cent in 2019 for one-bedroom units). Vacancy rates are highest in the most expensive units as people are trying to lower their housing costs. In Hamilton specifically, vacancy rates increased the most in West Hamilton (where McMaster University is located) due to lower student numbers (mainly international). On a similar thread, rents are not growing as much near Mohawk College due to lower demand as well.
There should be significant rental supply growth in Southern Ontario this year, including in Hamilton, but that may result in higher vacancy rates as well. Although the supply of purposebuilt rentals is slowly starting to increase, these units are typically unaffordable for most renters— generally an income of $60,000 is needed for even the most affordable units in Hamilton—so it may take a while for this supply to trickle down. In recent years, Hamilton had a population surge largely from international migration and nonpermanent growth. This growth is now reversing, however, as we are hitting negative numbers after significant slowing at the end of last year. This will contribute to higher vacancy rates as well and perhaps lead to further decreases in rents.
Generally, it is still hard for renters to become homeowners as fewer renters can buy a starter home in Southern Ontario due to affordability. With the uncertainty in the economy and looming tariffs, many are waiting for homeownership as well.
Upcoming events
May 21, 2025 – Dinner meeting
The HDAA will be holding our next dinner meeting on May 21. Make sure to mark your calendars and keep an eye out for our emails for more details.
June 10, 2025 – Golf tournament
The HDAA is very excited to be hosting our next golf tournament in June! Our golf tournament is one of our more popular networking opportunities and a great way to spend a day out of the office. As in previous years, you can look forward to a great day of golfing, an opportunity to win some great prizes, and meeting other housing providers and suppliers. We will be bringing back the 50/50 draw as well as our greatly anticipated wine cellar prize. You may find more details and register on our website.
Hamilton & District Apartment Association
Since 1960, the Hamilton & District Apartment Association has grown significantly. Our members manage over 30,000 units throughout Hamilton, Burlington, Brantford, Guelph, Mississauga, Oakville, St. Catharines and into the Niagara Peninsula. The association is a highly respected organization, sought out regularly by government, industry, media and the public.
Interested? Call us or join online! Ph: 905-616-2058 Web: www.hamiltonapartmentassociation.ca
Chair’s message
EOLO and Ottawa’s landlords and tenants have won a tremendous victory at Ottawa’s City Council. After many decades of paying a higher tax rate than homeowners, Ottawa’s tenants and landlords are on track to pay the same tax rate as homeowners in as little as three more years. The frst article below reports on that tremendous win.
As well as the property tax win, EOLO’s April 16 Education Event addressed the green bin roll-out, upcoming water billing reforms, and the City’s anti-renoviction by-law study, as well as the main federal political parties’ promises on rental housing, and the likely effects on Ottawa of the current tariff and trade turbulence. See the second article below for the likely effects of the trade war.
- John Dickie, Chair, Eastern Ontario Landlord Organization
Property tax decrease to take effect in 2025
EOLO has been working on the multi-residential tax policy issue since our inception as an association in 1990. We have worked with tenants, with experts, and with City Councillors of all political stripes. Finally, with Council’s adoption of a four-year plan beginning in 2025, we should see a multi-residential tax ratio of 1.0, which will mean tenants and homeowners pay the same tax rates on their dwellings. (Homeowners pay their taxes directly to the City. Tenants pay their taxes through the rent they pay their landlords, which their landlords pay to the City.)
EOLO’s landlord members own and manage close to 40,000 residential rental units in the City of Ottawa, most of them in the multi-residential tax class, with seven or more units on each roll number.
For reasons that are buried deep in the past, over many decades before 1990, multi-residential properties came to be taxed at signifcantly higher tax rates than residential properties. Economists are clear that differential property taxes are ultimately paid by the users of the properties through their rents. That was also the conclusion of the Ontario Fair Tax Commission appointed by the Ontario government in 1990, and the City of Ottawa’s Task Force on Property Taxes, which reported in 2001.
In Ottawa, in 2024, tenants currently pay municipal property taxes at a rate 41 per cent higher than the rate that homeowners pay, through a tax ratio of 1.41 (rounded). This disparity is unfair on its face. Numerous studies have found the disparity to be unjustifed. The Province recognized that the fair rate for tenants was the same as the rate for homeowners when it set the education property rate at the same rate for both. The Province also set the target for municipalities at a nearly equal
tax rate when it set the band of fairness (i.e., the target) for the multi-residential tax ratio at between 1.0 and 1.1.
Tie in with the Residential Tenancies Act
From the inception of rent control in 1975, it has operated on a “cost pass-through system”. Under that system, landlords have been allowed to apply for above-guideline rent increases to recover unusual increases in property taxes.
In 1997, when the provincial government had reformed property taxes to make the tax discrepancies visible, it also provided for all but very minor tax decreases to be passed through to tenants automatically, without the need for any action by tenants.
This year’s situation
In Ottawa this year, City Council faced a choice. If Council had made no adjustment to the multiresidential tax ratio, landlords would have been able to apply to raise rents above the guideline to recover the extraordinary property tax increase, along with the substantial increase in the solid waste charge that took effect on April 1. That would have increased many tenants’ rents and reduced affordability.
Alternately, Council had the ability to adopt the recommendation of the staff report, and by doing that, eliminate the above-guideline rent increase, and produce a modest rent reduction for tens of thousands of tenants.
Geoff Younghusband of Osgoode Properties, and John Dickie, EOLO Chair, spoke at the Finance and Economic Development Committee on April 1 to urge Councillors to adopt the recommendation of the staff report, which called for a decrease in the multi-residential tax ratio to trigger modest rent reductions, and thus improve rental affordability.
On April 16, City Council voted to approve the proposed four-year plan to reduce the multiresidential tax ratio to 1.3 in 2025, to 1.2 in 2026, to 1.1 in 2027, and to 1.0 in 2028. (City Finance staff is to review the situation if there is a province-wide reassessment before the City reaches 1.0.)
The tax ratio reductions will trigger tax decreases from year to year. Those tax decreases will trigger automatic rent reductions on December 31 of each year from 2025 to 2028.
The decrease in the ratio is especially valuable in 2025 because it will avoid an increase in City taxes and charges, which was going to be about 7 per cent for most apartment building, and higher than that for some buildings, especially buildings with relatively low rents.
This is a tremendous victory for tenants, residential landlords, and property tax fairness in Ottawa! EOLO will provide members with more information in August or September to help implement the tax-driven rent reductions.
What faces Ottawa rental housing providers in 2025?
The panel discussion at EOLO’s Education & Networking Event on April 16 addressed the key economic forces driving the Ottawa rental market, and the likely effects of the current tariff and trade turbulence.
John Dickie moderated the panel consisting of Geoff Younghusband of Osgoode Properties, Kevin Harper of Minto Properties, and Dan Dixon of Budson Consulting.
John Loubser of Hazelview Properties participated in the planning session, although it turned out he could not join the panel presentation.
Background population dynamics
As background, Dan Dixon provided data from Statistics Canada.
Figure 1: Ratio of new residents to new dwellings (Ottawa)
Rent increases modest sharp modest sharp
Historically, for every two people added to the population, one new dwelling was completed. That also applied over 2020 through 2022. However, from 2017 to 2019, and 2023–2024 the ratio was one completion for every four new people. Those were the periods of sharply rising rents.
Figure 2: Average number of new homes per year (Ottawa)
Note the change in the composition of the new housing supply shown in Figure 2. Until 2023, Ottawa’s new housing supply was predominantly ground-oriented housing. In 2024, it became primarily rental apartments.
Kevin noted that the change in the composition of new supply will likely continue for at least several years. It has been caused by provincial policy changes, including limitations on the expansion of the urban boundary, minimum density requirements, and a demand for increased density around transit stations. These policies appear likely to continue.
However, the growth in the population may be disrupted in the near term. Although Canada will continue to accept a substantial number of new permanent residents each year, the federal
government plans to reduce the number of temporary residents (temporary foreign workers, foreign students, and asylum seekers) to 5 per cent of total population from the current level of 7 per cent. This will require a reduction of approximately 450,000 temporary residents in each of 2025 and 2026, which may push population growth slightly negative in those years before it resumes at more normal levels.
Whether that will be achieved nationwide, or in Ottawa, remains to be seen, but the federal plan has already led Algonquin College to phase out programs because they will not have the foreign student tuition fees to pay for them.
Impact of the tariffs and trade turbulence
As many people know, a tariff is a tax imposed by a country on goods imported into that country. It is paid by the importer of the goods and is usually passed on to the consumers of the goods through a price increase. Higher prices mean that a lower quantity of goods will likely be bought, which will result in less production and fewer jobs in the exporting country. That means a lower Gross Domestic Product (GDP) and potentially a recession in the exporting country.
U.S. tariffs apply to goods being exported from Canada to the U.S. On the other hand, Canada’s “counter-tariffs” apply to goods being imported from the U.S. to Canada.
Multi-Housing Specialist
The panelists agreed that for rental housing, the most signifcant direct effect of the various tariffs would be to increase the construction costs of new housing. Estimates of the increase vary between 3 per cent and 11 per cent.
However, as Kevin pointed out, a worse problem is that the trade turbulence makes investors wary of the future. He personally knows of several rental housing projects that made good sense two months ago for which the necessary equity cannot be found because investors do not want to commit their money under the current conditions of economic uncertainty.
Geoff noted that the tariffs will have little effect on operating costs. However, a recession, or the fear of a recession, usually results in many tenants staying put, resulting in lower turnover. Recessions also result in other tenants doubling up, or in young people moving back in with their parents. Job losses will lead to less rental demand.
All agreed that Ottawa will likely not be much affected by direct manufacturing job losses, but we would be affected if the next federal government decides to cut federal jobs in Ottawa (e.g., to offset increased spending on tariff relief, or to limit the growth of the de fcit).
EOLO thanks all the panelists for their time and insights.
homes for thousands of families across Saskatchewan. Their efforts are the foundation of conference to date in Saskatoon. The event welcomed 250 attendees, including individual investors, C-suite executives, and full property management teams. We also hosted more than 30 vendors as part of the largest rental housing supplier tradeshow in the province. This sold-out event has become a must-attend for suppliers, vendors, and housing professionals— and we’re thrilled to announce that the Rental Housing Conference will return to Saskatoon
2025 will be a big year for the association as we launch our new website and debut an online education course for members. The new website will deliver the same trusted services in a fresh, member-friendly format—bringing together resources, educational materials, legal forms, and landlord tools all in one place. It will also feature an improved Service Member suppliers. Our online education course marks the beginning of a new era in personal and professional development. Designed by a team of industry professionals, this self-paced, engaging course will help landlords, property managers, housing providers, and investors dence.
remains a great place to invest, grow your business, and raise a family. With vacancy rates remaining low, the Saskatchewan rental market is strong—and so is our community. I’m truly excited to begin this next chapter of growth for our association as we continue our positive
Landon Field, CEO
RHSK announces Landon Field as new CEO
The Board of Directors of RHSK is pleased to announce the appointment of Landon Field as the organization’s next CEO.
“Landon has been a dedicated member of our team for several years, building strong relationships with members and various stakeholders through his work at events and by providing direct support,” said Sheena Keslick, Chair, RHSK Board of Directors. “His passion and unwavering commitment to housing, along with his steadfast dedication to the organization’s mission, made him an exceptional choice to lead Rental Housing Saskatchewan into its next phase of growth.”
With a strong background in leadership and a deep understanding of the housing sector, Landon brings the right mix of experience and vision to the CEO role. The Board is confident that his strategic mindset and memberfirst approach will continue to strengthen the organization and its impact across the province.
During his tenure with the association, Landon has played a key role in several major initiatives, including leading the association’s recent rebrand, hosting the largest conference in its history, and helping grow the membership to record levels.
As we look ahead, we’re excited to build on this momentum under Landon’s leadership and remain focused on advocating for and supporting the rental housing community across Saskatchewan.
Events at a glance
This year, RHSK continued its tradition of delivering valuable educational events for members across the province. In January, we hosted the highly anticipated CMHC Rental Market Report event in Saskatoon, featuring CMHC Economist Taylor Pardy, who presented the 2024 report. The session drew 70 in-person attendees, with an additional 20 joining virtually.
In April, we held a “Renting to Newcomers” workshop in Regina, presented in partnership with the Regina & Region Local Immigration Partnership and generously sponsored by B&Bowa’s Cleaning Services. We also co-hosted a successful Landlord Engagement Session in partnership with Saskatoon Housing Initiatives Partnership and Metis Nation Saskatchewan that welcomed 50 attendees.
Looking ahead, RHSK will offer a virtual tenant screening webinar in partnership with SingleKey and plans to host additional workshops in Saskatoon, Regina, and online. Additionally, the Saskatchewan Rental Housing Provider Legal Education will be delivered in-person and online for members to enhance their professional development and obtain certification.
In the coming weeks, the 2025 Rental Housing Awards presented by Yardi will begin accepting applications. There are 11 award categories including Rental Housing Provider of the Year, Property Manager of the Year, Rental Development of the Year, and awards highlighting accomplishments in customer service, executive leadership, community involvement, service members, tenant & building safety, and employee recognition.
RHSK launches new website
RHSK is proud to announce the official launch of our newly redesigned website—built to better serve our members with a clean, user-friendly design and a strong focus on usability, convenience, and member needs.
While the look is fresh and the navigation is streamlined, you’ll still find all the essential tools and services you depend on—plus a few new features designed to make your experience even smoother.
Here’s what you’ll find on the new site:
• A full library of up-to-date forms from the Office of Residential Tenancies (ORT)
• Access to RHSK-written warnings and notices tailored specifically for Saskatchewan rental housing providers
• Custom reminders, templates, and other helpful tools for managing your rental business with confidence
• A robust collection of educational resources, including guides, tip sheets, and best practices to support you in staying informed, compliant, and successful
• Access to our Service Members and their offerings
Whether you’re a new landlord or a seasoned housing provider, our new platform is designed to save you time, keep you informed, and strengthen your connection to the rental housing community in Saskatchewan.
Explore the site and see what’s new at RentalHousingSK.ca.
We’re here to support you — every step of the way.
Advocacy
Saskatchewan continues to be an affordable place to live, work, and raise a family. In the recent 2025 Provincial Budget, several commitments were made that align with the Secure Homes, Strong Future policy blueprint—developed and advocated for by the Saskatchewan Housing Leaders, including our organization. The Government of Saskatchewan increased the First-Time Home Buyers’ Tax Credit by 50 per cent, reintroduced the Home Renovation Tax Credit, made the PST rebate on new home construction permanent, and maintained the secondary suite incentive.
RHSK CEO Landon Field was joined by Board Members Brent Sjoberg and Amanda Bolan at the Legislative Building in Regina for a reception hosted by The Saskatchewan REALTORS Association.
The team was able to advocate on behalf of rental housing providers across the province and connect with elected officials from both political parties, share in conversation, and promote the industry. Your association works every day to advocate on behalf of the hundreds of members across the province.
RHSK will continue to advocate for policies that will have a positive impact on rental housing providers in the province.
As the voice of landlords in Saskatchewan, we deliver knowledge, promote best practices, and advocate for a healthy and resilient rental housing industry. We are the leading community of industry professionals who are proud to provide safe, high-quality rental homes for the people of Saskatchewan.
We work to ensure Saskatchewan’s rental housing industry meets the needs of renters, owners, and managers. Our team is dedicating to serving our members in any way that we can.
Landon Field, Chief Executive Officer
1705 McKercher Dr, Saskatoon, SK S7H 5N6
eo@skla.ca
EXECUTIVE DIRECTOR’S MESSAGE
As we move into 2025, our membership continues to remain strong and our 2025 events are well under way. The federal election, which has been decided, has been on our collective minds, and there will be change. No matter who governs, ARLA will continue to advocate for our membership’s needs and provide training, information, and networking opportunities.
Looking ahead to the second half of 2025, we plan to continue raising the bar with better events, more opportunities to connect, and updates on the issues that matter most to our members, both at the local and provincial levels. Our goal is to keep our members informed on relevant municipal and provincial issues and market updates to ensure you are informed, engaged, and empowered.
- Donna Monkhouse, Executive Director
What’s happening in Edmonton?
At the end of March, Edmonton city councillors published a report on the Alberta government’s role in addressing homelessness in the province. City council also discussed how to improve services and access to housing for Edmonton residents. Some of the published recommendations included creating a fund for accelerated retrofits to create more housing, a platform for collaboration between social agencies and landlords, and a peer-support service for vulnerable tenants.
On April 8, City council approved $3.5 million for three new, innovative approaches to addressing homelessness and housing insecurity, as recommended by the Community Mobilization Task Force:
• The Edmonton Community Foundation will create new housing for vulnerable citizens by retrofitting underused non-residential buildings
• Islamic Family and Social Services Association will create a digital platform that will help tenants find and maintain suitable housing options by expanding connections between housing providers and social service agencies
• The Canadian Mental Health Association - Edmonton Region will hire, train, and coordinate peer support workers to help tenants navigate complex systems, develop essential life skills, and build social connections
Sohi loses federal election to Mahal
On March 24, Edmonton Mayor Amarjeet Sohi announced his candidacy for the federal Liberal
Party in the Edmonton Southeast riding. This move marked the mayor’s return to federal politics. Sohi temporarily stepped away from his duties as mayor of Edmonton to focus on the campaign. He has stated he would resign as mayor should he win a seat in the federal election. However, Sohi lost to Conservative hopeful Jagsharan Singh Mahal, who won 53.6 per cent of the vote. Sohi served as a Liberal MP and cabinet minister before losing his seat in 2019. He was elected mayor in 2021 and was planning to run again for mayor before this move to federal politics.
City cancels City Farms gardening program
On April 10, City council discontinued the City Farms program in Edmonton due to budget decisions. Since 2020, City Farms had repurposed five acres at the Old Man Creek Nursery to grow produce for the Edmonton Food Bank. Over the last five years, they donated more than 253,000 pounds of fresh produce, including squash, root vegetables, corn, garlic, and onions, to support food-insecure families. The program also served as a community engagement initiative, involving more than 250 volunteers in hands-on learning experiences related to urban agriculture. Local non-profit agencies have voiced their concerns about the closure of City Farms, as there will be some impact on food security in the region.
Upcoming changes to the RTA
The Residential Tenancies Act (RTA) in Alberta is being updated to include a clause on electronic
Donna Monkhouse
communication. This amendment will allow for electronic service of notices, orders, and other documents in specific circumstances. To be considered, the electronic method must be able to produce a printed copy of the notice and must be used with the recipient’s electronic address. The update to the RTA is currently awaiting its third reading, which would be the final stage of becoming law.
Investing in Alberta’s rental properties: Join ARLA for unmatched bene fts
If you invest in rental properties in Alberta, consider joining the Alberta Residential Landlord Association (ARLA) for numerous compelling reasons. Your membership supports advocacy for the Alberta multifamily housing industry, education, and much more.
Alberta is one of three provinces in Canada without rent controls, and ARLA is dedicated to maintaining this status. We consistently advocate to ensure our voices on issues and solutions are heard. The absence of rent controls provides choices for tenants and keeps rents affordable. Despite Alberta experiencing one of the highest percentage rental increases in 2024, rents remain more affordable than in many other provinces, offering competitive rental prices.
In 2024, ARLA published a research document on Alberta’s rental market dynamics and policy landscape, which is available on our website. Increased migration and demographic trends in Alberta have impacted rent prices due to supply constraints. Housing providers face higher costs for mortgages, utilities, property taxes, and maintenance, affecting profitability. Over the past decade, Edmonton has led with some of the lowest rent prices and smallest increases. Average rents in Alberta saw little to no increase from 2013 to late 2024. We invite you to read the report to learn more about Alberta’s rental market.
ARLA is a non-profit, membership-based association that educates and advocates for housing providers in Alberta. Established in 1994, we have a strong and growing membership. We provide all forms required to satisfy the Residential Tenancies Act (RTA) in Alberta. Our monthly seminars, webinars, and luncheons cover a range of relevant topics. We also have a network of reliable service providers for our landlord community.
Each year, we host a trade show and an awards luncheon to honour industry professionals. This year’s event was held on April 25, 2025, at the River Cree Resort. We hope you were able to attend this great event. We also organize a golf tournament at the Quarry, a soldout event known for its great atmosphere. Our networking events, such as the appreciation BBQ and lawn bowling, offer additional opportunities for connection. Members benefit from discounts on forms and services, including insurance, credit checks, and RTDRS representatives. We also offer an RTA workshop webinar four times a year and an online RTA course called SuiteSmarts.
We provide monthly updates on government issues, industry news, and market trends. With Edmonton’s municipal election approaching, we are preparing our issues for the candidates to help our members make informed decisions. We are collaborating with other associations on waste management issues in Edmonton to control contractor costs. We stay actively involved with government activities to ensure our voice is heard.
ARLA welcomes members from single-unit landlords to large-scale landlords and REITs, as well as not-for-profit groups. If your company is a member, all employees can participate in ARLA events and activities.
Discover the many benefits of ARLA membership by visiting our website at www. albertalandlord.org or contact us to learn how you can benefit from becoming a member.
SuiteSmarts Residential Tenancy Act course
SuiteSmarts is an online interactive learning tool designed to help Alberta landlords become better acquainted with Alberta’s Residential Tenancies Act. This is an excellent opportunity for people new to the rental industry to learn about the RTA, or for veteran landlords who would like to brush up on their knowledge of the legislation, in this user friendly, self-paced learning format.
SuiteSmarts consists of seven hours of online learning, which is accessible 24/7, in nine training modules. ARLA members can take the course at a reduced rate of $19.95 (compared to $79.95 for non-ARLA members). Attendees receive a certificate of completion upon passing the exam. For more information and to sign up, please visit www.suitesmarts.ca.
Past events
April 25, 2025 – Landlord Resource Trade Show and ARLA Achievement Awards
ARLA held its fourth annual Landlord Resource Trade Show and Achievement Awards at the River Cree Resort & Casino. We had great attendance and celebrated the significant achievements of our members at this amazing annual event. Award winners will be posted online.
Future events
May 22, 2025 – Handling Challenging Calls Webinar with CMHA
This webinar will be presented by the Canadian Mental Health Association. It will examine barriers that can come up when communicating with clients by phone or text and suggests strategies that can help us overcome these barriers.
July 18, 2025 – Member Appreciation BBQ
We will be holding our annual Member Appreciation BBQ, where we look forward to
chatting with our members. Last year we fed more than 180 members over the lunch hour, and had an incredible day.
October 10, 2025 – RTA Fundamentals Workshop Webinar
9:30 am – 12:30 pm
This webinar is presented by Chrystal Skead, CPM, ARM, Clear Stone Asset Consulting, who has more than 30 years of experience in managing multifamily, condo, and mixed-use properties. This workshop empowers attendees and their teams with being compliant in their rental business by learning to navigate the Residential Tenancies Act. This workshop will cover:
• How to legally handle a security deposit
• How to screen new residents
• The rights and covenants of landlords and tenants
• The requirements for completing Premises Condition Inspection reports
• The difference between a fixed term, periodic, and implied periodic tenancy
• How to identify and handle non-tenants
• Legal entry of the premises by the landlord
• Laws restricting rent increases
• Assigning and sub-letting leases
• How tenancies may be terminated
• Different types of evictions, how they are issued, and use of the Dispute Resolution Service
• How to identify and handle an abandoned premises and goods
• Domestic violence updated legislation
ARLA offers the RTA Fundamentals Workshop four times per year. Members pay $75.00 to attend; non-member pricing is $125.00 per person.
Other future events:
September 5, 2025: ARLA Golf Tournament
For more information about becoming a member of the Alberta Residential Landlord Association (ARLA) please feel free to email donna@ albertalandlord.org or you can call our office directly and speak to us at 780 413 9773. Visit our website at www.albertalandlord.org to learn more about us!
PRESIDENT’S MESSAGE
Strengthening our landlord community
As LPMA President, I’m proud to share the progress we’ve made in supporting landlords and property managers. Our association has been working diligently to develop a standardized commercial lease that ensures clarity and protection for landlords and tenants. This lease provides a solid framework that aligns with industry best practices, helping to streamline leasing processes for our members.
To support education and collaboration, we hosted a Lunch and Learn event on March 20. Industry experts discussed key elements of commercial leasing, best practices, and legal considerations. As with other events, it was an excellent opportunity to stay informed and network with peers.
Also, on April 8, we held our annual trade show. Every year, this premier event connects landlords with industry vendors and showcases the latest innovations in property management. If you missed it this year, we hope to see you there in 2026!
- Richie Anand, President, LPMA
LONDON’S NEW RENOVICTION BYLAW SPARKS LANDLORD CONCERNS
Landlords who are planning renovations so extensive that they need tenants to move out will now have to show that they are terminating residents’ tenancies in good faith.
London city council approved the Rental Unit Repair Licence (Schedule 23 of the Business Licensing Bylaw) last September and it took effect on March 1. The aim of the combined licence and licensing bylaw is to protect tenants from a renoviction, which entails having tenancies terminated under a landlord’s pretext of carrying out a renovation requiring a building permit.
London is the second municipality in Ontario after Hamilton to pass a bylaw against bad-faith evictions. Toronto has followed suit and its bylaw will take effect on July 31.
While landlord advocates see the licence as fair, they are concerned about the costs and red tape involved.
“It's an extra layer of requirements for landlords when they want to do repairs and renovations that would necessitate the giving of an N13 (eviction) notice under the Residential Tenancies Act (RTA),” said London lawyer Kristin Ley.
“They are repairs and renovations that are so extensive they require a building permit and for the tenant who lives in the unit to vacate for a period of time.”
Landlords will need to issue an N13 notice to their tenant along with a tenant information package created by the City. The landlord will also need to have a report from an architect or engineer that states that repairs or renovations to the unit are so extensive that vacant possession is required.
Within seven days of giving an N13 notice to a tenant, landlords must apply online for a Rental Unit Repair Licence and provide several pieces of information, including a copy of: the N13 notice; the lease; the tenant’s written notice about returning to the unit, if provided; the building permit issued by the City; and an affdavit about the delivery of the tenant information package.
The licence costs $600 and applies to most rental units. A separate licence is required for each unit.
Ethan Ling, a policy analyst at City Hall, said the bylaw doesn’t require a landlord to produce documents that the RTA doesn’t, or won’t, already require when a tenancy is terminated using an N13 form.
Richie Anand
He said the City recognizes that only a small number of landlords are terminating tenancies illegitimately.
“We hope that this acts as more of a disincentive to stop the bad faith ones (evictions) than it is a burden on those who are doing it properly and doing it correctly. We are hoping that the practice simply stops for those that weren't being done in good faith.”
Administrative monetary penalties for non-compliance range from $250 to $2,500. Multiple penalties can be applied to an individual situation and can be escalated where offences are ignored or repeated, according to www.london.ca.
Ling said the City began looking into improper evictions as a result of local reports indicating there had been an increase. The phenomenon was also rising in other municipalities in the province.
The City analyzed the renoviction bylaw being created by Hamilton. It then shared its draft bylaw with landlord and tenant organizations, including LPMA, and sought feedback from the public. Council then debated it.
“We tried to strike that balance of listening to the tenant organizations and trying to protect them from this happening and, at the same time, listening to the landlord organizations and really focusing on not adding an administrative burden as much as we possibly can,” Ling said.
Ley said LPMA members are concerned about the expense of the renovation work and the costs associated with the N13 process in addition to the City’s licence and building permit fees. She expects the timing could also put pressure on landlords as licences expire after six months and must be renewed if the work hasn’t been completed. The 120-day termination date in the N13 notice could be a further complication.
“I think, for landlords, that may potentially raise some timing issues,” Ley said.
To extend the six-month expiration, landlords need to submit a progress report to the City at least f ve business days before the current licence expires. They need to demonstrate that the renovations are progressing or indicate why there are delays. Ling said that input from LPMA made the City aware that most renovation work, apart from major projects, takes place in less than three months if it’s legitimate.
“We were hoping that the licence would act as a disincentive for people (landlords) to take too long on these things,” he added.
However, Ley said the timeline becomes more diffcult if a tenant doesn’t willingly vacate in accordance with the N13 notice. Landlords will need to apply to the Landlord and Tenant Board for a hearing where the tenant may explain to the adjudicator why they need an extension to the termination date identifed in the N13 notice. The delays in hearings at the Board, compounded by the potential expiry of the Rental Unit Repair Licence, could be problematic, Ley said.
There were concerns from LPMA with the bylaw during the public consultation stage because the City was considering requiring landlords to provide temporary housing and rent top-ups for tenants who had to be displaced as a result of the renovation and repair work, “things that are well beyond the scope of what is currently required by the province,” Ley said. That requirement has since been dropped.
Ling said that London’s low 2.9 per cent vacancy rate made the City decide against the temporary housing requirement. It would have been necessary to allow landlords to appeal the requirement because of the diffculty in fnding an alternative unit for a displaced tenant. For example, if appeals were heard and exemptions granted because there was nowhere for displaced tenants to go, the licence would have been ineffective and the administration diffcult
to carry out. Rent top-ups would have been impractical since the establishment of a fund would have been needed.
Council decided to get something in place for now, Ling said.
“Hopefully the licence will get rid of bad faith renovictions and therefore only legitimate ones (evictions) will be happening. Hopefully the legitimate use of the N13 will correspond with the compensation that's already required by the Residential Tenancies Act.”
Ley said the municipality is introducing regulations after the province’s Bill 97, the Helping Homebuyers, Protecting Tenants Act, failed to come into force. The legislative change pursuant to Bill 97 has additional protections for tenants to those already in the RTA. Those protections include a requirement that a landlord give an estimated length of time that tenants would need to be out of their unit for the repairs to be completed and for the landlord to provide updates to the timelines. Presumably after the need for additional protections were identifed by the legislature, but not made law, the municipality felt pressure to introduce its own requirements to further protect renters in the city, Ley said.
Under the current provisions of the RTA, a tenant can move back into their rental unit after the repairs or renovations are complete; the rent must be the same as it was before the tenancy was terminated. Before they move out, the tenant must inform the landlord in writing of their intent to reoccupy the rental unit. The landlord can’t refuse to allow the tenant to move back if the tenant has provided written notice.
Critics maintain that landlords can compel longterm tenants paying a lower rent to vacate so they can rent out their units for a higher market rent. However, if a landlord doesn’t allow a tenant to return after a renovation or hasn’t complied with the steps outlined in the legislation, the Board can fnd that the landlord acted in bad faith.
Fines can be levied at up to $500,000 for corporations and $100,000 for individuals, including directors of corporations. An order could also be made to put displaced tenants back into possession of their units, although that will not be done if an innocent new tenant is in possession of the unit.
Under Bill 97, if landlords refused to allow tenants to return at the same rent, tenants would have two years from the date they vacated or six months after the renovations, whichever is longer, to seek a remedy from the Board, compared to the standard limitation period of one year.
Given the comprehensive nature of the RTA and what will become law under Bill 97, Ley believes London’s bylaw is unnecessary. There is also some question as to whether municipalities that bring in similar bylaws have jurisdiction. In addition, the bylaw could act as a deterrent for landlords to invest in their properties due to the additional costs and uncertainty involved.
“Residential rental housing is a highly regulated industry and the legislation is thorough and covers this kind of process exactly, including protections for tenants in exactly the situation where they receive an N13 notice when landlords need vacant possession of units in order to carry out extensive renovation and repair work,” she said.
It’s also unlikely that the bylaw would prevent unscrupulous landlords from skirting the security of tenure provisions that are in place under the RTA to illegally evict tenants to gain vacant possession of a property so they can sell it or re-let it at a higher rate.
Unfortunately, landlords who abuse the N13 process will continue to do so and may not issue the notice properly or may not advise tenants of when they can return, Ley noted.
London Property Management Association (LPMA) is a non-profit organization, located in London, Ontario, Canada, that provides information and education to landlords.
LPMA represents the interests of both large and small property owners. The association has more than 400 landlord members representing approximately 35,000 rental units. Membership is open to landlords and property management professionals who own or manage one or more residential rental units. Ph: 519-672-6999 Web: www.LPMA.ca
