RHB Magazine August 2025

The true costs of Canada’s elevator shortage

EDITOR’S NOTES

Off to Europe

By the time this issue reaches you (either via Canada Post or digitally), I will have visited and returned from London and Paris. I took the family on vacation, visiting two of the most beautiful cities in Europe. I’ve never been to either city, so it was a unique experience for all three of us. I created rough itineraries for each day, but other than planning to see the Louvre (I bought tickets in advance), most of our time was spent exploring the beautiful sights, doing some shopping (a must for my daughter and wife), and eating some amazing food. We did most of our touring by foot.

This issue of RHB Magazine features an examination of Canada’s elevator shortage in the multifamily housing industry. It costs three times more to install an elevator in a mid-rise building in Canada when compared to a similar building in Europe (my six-storey hotel in Paris had a three-person elevator). Topics covered in the article include the design divide, policy and regulatory gaps, reasons for higher elevator costs, potential solutions to this problem, and reevaluating Canada’s national housing strategy.

The second article describes the regional disparities in new housing construction across Canada. We examine the discrepancies between cities and provinces with respect to home building, zoning differences, home building costs, surety bonds and CMHC’s MLI Select program, and one potential solution to building more housing. The third article discusses the relationship between immigration levels, rent control, and the housing shortage.

Don't forget to read RHC’s newsletter, National Outlook, as well as the Regional Association Voice. FRPO provides an update on the homebuilding situation in Ontario. Yardi Canada wraps up this issue with a discussion of how to market effectively to reach today’s renters. Make sure to check out the digital edition of the magazine, which features content not found in these pages.

We enjoy hearing from our readers, and we want to support twoway communication. If you have any comments or questions, send them to david@rentalhousingbusiness.ca. I look forward to your emails.

Publisher Nishant Rai nishant@rentalhousingbusiness.ca

Editorial

David Gargaro

david@rentalhousingbusiness.ca

Creative Director / Designer

Scott Clark

National Director, Sales and Marketing

Melissa Valentini

melissa@rentalhousingbusiness.ca

Sales Executive

Justin Kreslin

justink@rentalhousingbusiness.ca

Office Manager

Geeta Lokhram

Principal

Marc Côté

marc@rentalhousingbusiness.ca

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Opinions expressed in articles are those of the authors and do not necessarily reflect the views and opinions of the RHC Board or management. RHC and RHB Inc. accept no liability for information contained herein. All rights reserved. Contents may not be reproduced without the written permission from the publisher. P.O. Box 696, Maple, ON L6A 1S7 416-236-7473

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PRESIDENT’S CORNER

This issue of National Outlook provides an advocacy update from Rental Housing Canada (RHC). It also includes an overview of RHC's written submission to the Liberal government on policy updates and summaries of two recent CMHC reports.

RHC has moved to scale up outreach and engagement with the new federal Liberal government. We are encouraging the government to move forward on recently announced policies that will help to promote much needed rental housing development. We also submitted recommendations to the federal Liberal government on policy directives to implement that would help to address the housing situation. See pages 35-39 to read more about what RHC had to say on these issues.

The Canada Mortgage and Housing Corporation (CMHC) recently released two new housing reports. On July 24, CMHC put out the summer update of its 2025 Housing Market Outlook, which explores trends, supply, and other key issues in Canada’s major markets. The update finds Canada’s housing market is still in a period of adjustment. The combination of weaker economic growth, reduced population inflows, and ongoing trade- related uncertainty is creating a softer market environment. Earlier in the month, on July 8, CMHC published the mid-year Rental Market Update report, which provides an update on rental market conditions across Canada. It builds on insights

from the 2024 Rental Market Report, using alternative data sources, and includes insights obtained through market intelligence from industry experts. See pages 39-41 to read the highlights of both reports.

If you are not already a direct member of Rental Housing Canada, please consider joining RHC as a Direct Rental Housing Provider Member or a Suppliers Council Member.

Visit www.rentalhousingcanada.ca today.

Tony Irwin President and CEO, RHC and

FRPO

In this issue of... NATIONAL OUTLOOK

35. RHC has scaled up outreach to the new Liberal government in its efforts to advocate for the rental housing industry.

38. RHC wrote a number of policy recommendations for the federal government that if implemented would help to increase housing supply while ensuring affordability.

40. CMHC recently released two new housing reports: the 2025 Housing Market Outlook, which explores trends, supply, and other key issues in Canada’s major markets, and the mid-year Rental Market Update report, which provides an update on rental market conditions across Canada.

To subscribe to RHC’s e-Newsletter, please send your email address to admin@rentalhousingcanada.ca.

Rental Housing Canada (RHC) (formerly the Canadian Federation of Apartment Associations (CFAA)) is the leading national voice for Canada’s rental housing sector representing owners, managers and builders of nearly one million residential rental units across Canada.

RHC advocates for policies that enable our members to grow, invest, manage and build purpose built rental housing which provides quality rental homes for more than 10 million Canadians. For more information about RHC itself, see www.rentalhousingcanada.ca or telephone 613-235-0101.

Corporation des Propriétaires Immobiliers du Québec (CORPIQ) www.corpiq.com P: 514-748-1921

Eastern Ontario Landlord Organization (EOLO) www.eolo.ca P: 613-235-9792

Federation of Rental-housing Providers of Ontario (FRPO) www.frpo.org P: 416-385-1100, 1-877-688-1960

Greater Toronto Apartment Association (GTAA) www.gtaaonline.com P: 416-385-3435

Hamilton & District Apartment Association (HDAA) www.hamiltonapartmentassociation.ca P: 905-632-4435

Investment Property Owners Association of Nova Scotia (IPOANS) www.ipoans.ns.ca P: 902-425-3572

LandlordBC www.landlordbc.ca P: 1-604-733-9440

Vancouver Office P: 604-733-9440

Victoria Office P: 250-382-6324

London Property Management Association (LPMA) www.lpma.ca P: 519-672-6999

New Brunswick Apartment Owners Association (NBAOA) www.nbaoa.ca jbrealsetate@nb.aibn.com

Manufactured Home Park Owners Alliance of British Columbia (MHPOA) www.mhpo.com P: 1-877-222-4560

Professional Property Managers’ Association (of Manitoba) (PPMA) www.ppmamanitoba.com

P: 204-957-1224

Saskatchewan Landlord Association Inc. (SKLA) www.skla.ca P: 306-653-7149

Waterloo Regional Apartment Management Association (WRAMA) www.wrama.com P: 519-748-0703

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The true costs of Canada’s elevator

By David Gargaro

In addition to having an affordable housing crisis, Canada has an elevator shortage. This problem is more pronounced for residents of high-rise condos and rental properties, especially when they must wait 15 minutes or more for an elevator… or worse, take the stairs. Across Canada, many multifamily residential buildings have the bare minimum of elevator capacity—just two elevators for 20 or more floors. When one elevator is out of service, the other one bears the full load, which leads to long waits, crowding, and frustration.

Compare this to the standard in many European countries. On average, there are more elevators per building, and they are faster, smaller, and have more responsive systems that support density and efficiency. In Canadian buildings, elevators are often an afterthought; they’re necessary but an expensive part of construction. In Europe, they’re an essential part of the building’s vertical infrastructure.

Having an elevator is about more than comfort: it affects the accessibility, reliability, and livability of multifamily housing.

elevator shortage

Design divide between Europe and Canada

Even though Canada is an urbanized nation, there are about four elevators for every 1,000 people. While we are slightly better off than the U.S., we are well behind most European nations. Switzerland, which has half the population of Ontario, has four times as many elevators. Greece has 10 times as many elevators as Canada on a per capita basis.

In Canada, one elevator will serve an average of more than 100 apartments. In Europe, the ratio is about 30. Most European jurisdictions allow construction of “point access block” apartment buildings, which are lower, squatter, and configured around one winding staircase. Europe tends to take a proactive approach to elevators. In Germany, the Netherlands, and Sweden, many buildings have a relatively high elevator-to-unit ratio, which reduces wait times and mitigates service disruptions. Many European mid-rise buildings (i.e., six to eight storeys) have at least one elevator, even if not required by law. In Canada, buildings below seven storeys may not have even one elevator.

High-rise buildings in Europe are designed with redundancy in mind. They will have three or four elevators serving fewer units than a comparable Canadian multi-unit building. The difference is due not only to design culture but also regulations and expectations of convenience and accessibility.

Why does Canada have fewer elevators?

Canada’s lack of elevators is due to outdated building codes, cost-driven design, and a regulatory landscape based on compliance rather than performance. Many Canadian developers focus on the bottom line due to lower margins. As a result, they include the minimum number of elevators required under provincial building codes; this often means two elevators for buildings above six storeys. Adding a third or fourth elevator is a luxury rather than a necessity, and will detract from the number of units for sale or rent.

“Elevators take up a lot of space in a building,” said Phil Staite, President, Quality Allied Elevator. “Residential buildings would prefer to maximize the rentable space of sellable space. Many new residential buildings are under-elevated for the building population. Traffic studies detailing the floor space and building population should be part of the Ontario Building Code to regulate the number of elevators required in a building.”

In Europe, public and municipal housing projects often set a higher standard. However, Canadian

building norms rarely require developers to include extra elevator capacity. Municipal planning departments do not evaluate elevator wait times or redundancy. Elevator planning becomes an exercise in checking the requirement off the list rather than a thoughtful part of designing a building to elevate the resident experience.

“Most residential buildings constructed today are under-elevated,” said Staite. “Also, a lot of buildings that were constructed for one family per apartment have multiple generations living in the same space, significantly increasing the building population, putting even more stress on the elevators. The elevators travel much more than designed, which leads to components wearing out faster. Elevators may be out of service because components have prematurely worn, putting even more stress on the remaining elevators and the cycle continues.”

Policy and regulatory gap

Canada’s outdated building codes exacerbate the issue with the lack of elevators. Elevator requirements have not evolved at the same pace as the country’s shift toward building taller and denser residential developments. Canadian regulations do not make elevator redundancy a significant concern, even when new towers house hundreds of residents. Building code regulations focus on meeting minimum safety and accessibility standards rather than achieving optimal performance.

The key issue is that Canada’s elevator codes rely heavily on the codes written for and by U.S. building authorities. U.S. elevator codes (and therefore Canadian elevator codes) regulate numerous issues, including how elevators are designed, built, maintained, and tested. As a result, they also define what companies can and cannot sell elevators within the North American market. North America’s elevator codes are different from European elevator codes; most of the world follows the latter. The U.S. makes up just 5 per cent of the global elevator market, and yet it has fewer elevators than Spain (which has less than half the number of multifamily residential buildings).

“Canada has a harmonized Elevator Safety Code with the United States,” said Staite. “Each province has its own authority having jurisdiction (AHJ) and choses which version of the code they want to adopt and if there are areas of the code they do not want to adopt. Ontario’s AHJ, the Technical Standards and Safety Authority (TSSA), is an early adopter. This adds many costs to both new and existing elevators.”

Europe operates on a different standard. Some countries include vertical transportation modeling in the building approval process. Their policies

Elevating data to new heights with

Recommendations for elevator reform

In 2024, the Center for Building in North America (a thinktank in Brooklyn) published a comprehensive report on how to make elevators more affordable and accessible for the U.S. market. The full report and its summary are available here: https://www.centerforbuilding.org/reports.

The report suggests that Canadian and American regulators should consider changing certain attitudes.

• First, regulators must holistically consider safety and accessibility. There is an inverse relationship between elevator cost and access: whatever increases the cost of elevators comes at the expense of increasing accessibility in buildings. Stricter safety requirements mean those who depend on them will end up being deprived of those measures due to higher costs. Therefore, regulators should take a bigger picture approach when doing a costbenefit analysis of safety and accessibility.

• Second, regulators must pay more attention to international best practices. While the elevator industry has become more global, North American regulations are becoming less so. Canadian and U.S. regulators should give more credence to practices approved outside of North America, especially when elevators are more affordable and accessible in those markets.

To follow are the report’s summarized recommendations, which can be applied to Canadian elevators.

Cabin size

1. Allow 1.1 m × 1.4 m European wheelchair elevators (without a wheelchair turning radius or accommodation for a stretcher) in small new apartment buildings, at risk of having no elevators at all (or never being built).

2. Allow additional relief on wheelchair turning radii in elevator cabins in larger buildings where developers provide a higher ratio of elevators to apartments.

3. Require elevator cabins to accommodate stretchers only for high-rise buildings (where the highest occupied floor or roof is more than 75 ft above the lowest level of fire department vehicle access).

Accessibility

4. Require elevators in multifamily buildings above three or four stories, in conjunction with cost- and size-reducing reforms.

Technical codes and standards

5. Do not allow jurisdictions to deviate from the latest ASME A17.1/CSA B44 elevator safety code.

6. Harmonize the A17.1/B44 code with the global European standard.

7. Roll back elevator hoistway opening protection requirements for most buildings.

8. Roll back visual communication requirements for most buildings.

Labour

9. Allow elevator mechanic licenses to be seamlessly transferred between states.

10. Create legal immigration pathways for construction workers.

11. Develop more technical and vocational programs in public high schools to train workers for the construction industry.

For over 30 years, Quality Allied Elevator has created practical solutions for all your elevator service, maintenance and modernizations.

We are dedicated to our customers and pride ourselves in customer communication

evaluate wait times, peak traffic hours, and operational resilience during outages. Canada does not have this type of holistic framework. Municipalities could help to drive change by incorporating elevator performance metrics into site plan approvals or incentives. However, there are no clear provincial standards or funding incentives that would encourage cities to make these changes. As a result, city councils are reluctant to demand more from developers who face high development charges and approval delays.

What about cost?

Cost is the most common concern for developers when designing buildings. The same goes for determining whether to add another elevator. Installing an elevator shaft can range from $150,000 to $250,000, depending on the building type and elevator system. This is a significant expense when projects already face rising land prices, development charges, and interest rates. It should be noted that the North American elevator industry is dominated by four multinational corporations: Otis, Schindler, Kone, and ThyssenKrupp. As with any industry, fewer competitors mean higher prices and fewer options for companies that need elevators. And when you’re forced to use proprietary technology and receive service from approved contractors, prices go up even more.

Canada has a cost problem regarding elevator installation when compared to European counterparts. It is at least three times more expensive to install an elevator in a new mid-rise building in Canada compared to a similar building in western Europe. Ongoing expenses, such as service contracts, repairs, modernizations, and periodic inspections, also cost more in Canada than they do in Europe.

Due to the high cost of elevators in Canada, some smaller buildings have no elevators at all, which limits accessibility. Larger buildings also tend to have fewer elevators than they should, which means longer wait times and more disruption when one car is out of service. There is more small-scale infill growth occurring in Canada, as smaller rental and condo buildings are becoming more viable due to pending reforms to singlestair and land use regulations. However, the high cost of elevators is becoming a greater barrier to the development of more affordable, accessible homes.

Three main factors drive up the cost of Canada’s elevators:

1. Larger elevator cabins

Elevator cars in Canada and the U.S. tend to be about twice as large as European elevators, due

to regulations requiring the accommodation of people in wheelchairs and medical emergencies (including a 7-foot stretcher). In Europe, mid-rise multifamily buildings only require elevators to be large enough to accommodate a wheelchair plus a person standing behind it (stretchers are not required in mid-rise buildings). Larger elevators cost more and take up more space, which limits how many elevators can be installed in buildings. If North America were to allow European-sized elevators in mid-rise buildings, they would cost from 13 to 44 per cent less.

2. Availability of skilled labour

There is a skills shortage in North America’s elevator industry, which increases labour and manufacturing costs. North America’s main elevator union (the International Union of Elevator Constructors) makes it difficult for workers to enter the field. The North American immigration system also makes it challenging for foreign trained workers to enter the skilled trades. Conversely, the European Union allows free movement of workers across borders, which enables European firms to hire experienced elevator professionals as needed. Both the U.S. and Canada have relatively weaker technical and vocational educational systems at the high school level, which reduces the pool of native-born workers. This forces North American companies to outsource manufacturing and repair, which is more expensive.

3. Strict technical codes and standards

Most of the world has harmonized with dominant European elevator standards. The U.S. and Canada use the ASME A17.1/CSA B44 elevator safety codes, which differ from Europe’s EN 81 family of codes that have been adopted into the ISO 8100 global standard. Many parts must be separately certified to comply with both sets of standards; some elevator manufacturers choose not to spend the money to do so. Canada’s elevator regulations limit what elevators and equipment they can use in buildings; fewer elevator options results in higher purchasing and maintenance costs. For example, China’s WECO is one of the world’s largest manufacturers of detectors (i.e., they prevent the doors from slamming shut on people entering and exiting the elevator). They sell 20 different product series in Europe, but only six models in Canada.

“In Italy, you get a lot of smaller elevators, some as small as 200 kilograms or 500 pounds, and about 30 inches deep, which is good for one or two people,” said Rob Isabelle, P.Eng., Chief Operating Officer, KJA Consultants Inc. “They cost less and they’re easier to install. Those do not exist in Canada. Minimum capacity is 900 kilograms or 2100 pounds, and they cost three times as much.”

More elevators = lower cost?

The cost of elevator installation is not the only consideration. Adding a third elevator to a highrise building could reduce wear and tear on the other two elevators. This would decrease longterm equipment maintenance costs. Having more elevators also means less crowding, reduced downtime, and improved tenant satisfaction, which are key factors for improving retention in competitive rental markets.

“An elevator in a properly elevated building would stop about 600 to 800 times per day,” said Isabelle. “If it’s under-elevated, you could have 1000 to 1200 stops per day. The more stops you have, the quicker it’s going to wear out and the sooner you must replace it.”

When a building with two elevators has an outage, the system is halved. If the building has three elevators, losing one elevator leaves two in operation. This means shorter wait times, fewer complaints, and lower long-term service costs. Investing in a third or fourth elevator is an upfront expense that could yield savings and operational benefits over the building’s lifetime.

“It’s cheaper to add an elevator during the development stage. If you are one elevator short, the existing units will be excessively busy, accelerating wear and tear and increasing tenant frustration, possibly lowering rents," added Isabelle. “Spending $400,000 upfront could yield an extra two to three million dollars over a 30-year period.”

Examining alternative elevator models

Some Canadian municipalities are exploring alternatives to the typically Canadian approach to elevator design. Langford, BC is piloting the use of compact European elevator systems that cost less than current models to install and maintain. These systems have smaller footprints and are designed for lighter use, which makes them easier to retrofit in mid-rise and low-rise buildings. The District of Saanich voted to send a resolution to call on the province to legalize smaller and less expensive European-style elevators in low- and mid-rise buildings where an elevator would not typically be installed.

Elevator technology has advanced, improving responsiveness and efficiency. For example, destination dispatch optimizes travel by grouping riders by floor, while predictive maintenance tools are making elevators smarter, faster, and more resilient. These systems are more commonly used in commercial buildings; however, they could be adapted for residential use, especially in high-density urban areas that tend to experience elevator bottlenecks.

Building owners and developers are also revisiting space allocation. Developers have rejected the idea of adding elevators in the past because it meant losing one or more revenue-generating units. However, removing units can make the rest of the building more livable, as well as more valuable, over the long term. This becomes more integral in markets that depend on tenant satisfaction and reviews to maintain a property’s reputation.

Re-evaluating Canada’s housing strategy

Canada plans to build approximately five million new homes by 2030. Most of those will include mid- and high-rise buildings. However, current housing policy does not consider the infrastructure inside those buildings, including elevators. As population density increases, policy developers should consider treating elevator capacity as core infrastructure, much like plumbing, heating, and electrical requirements. Elevators are not a convenience, particularly in multifamily buildings. They are essential for addressing accessibility, enabling people to age in place, and ensuring equitable urban living. When elevators break down, or when residents are required to wait more than ten minutes to use them, it undermines the building’s functionality and residents’ dignity.

Adding more elevators will not solve the housing crisis. However, ignoring their value risks creating functionally inadequate buildings. Consider what is happening today with so many condos that were built based on return on investment rather than meeting families’ needs. People may appreciate energy-efficient buildings with numerous amenities, but they won’t want to live there if they must constantly wait for the elevator.

Conclusion

If Canada wants to build more high-density, affordable, and livable housing, we must think vertically. This does not mean adding more floors but finding ways to move people more efficiently within those spaces. Elevators are essential to achieving this goal; right now, we’re not meeting the challenge.

Fortunately, solutions to this problem exist. Canada can learn from European models by adjusting building codes, incentivizing developers to pursue better vertical design, and integrating existing and emerging technologies. By prioritizing livability alongside affordability, we can build more and better housing. And we can finally stop waiting as long for the next elevator.

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Regional disparities in new housing construction

By David Gargaro

Canada is facing a severe housing crisis. In 2022, the Canada Mortgage and Housing Corporation (CMHC) stated we would need to build 5.8 million new homes by 2030 to get housing back to more affordable levels. We are currently on pace to build 2.3 million new housing units in this time, which means another 3.5 million housing units (or 500,000 additional homes per year) will be needed to meet this goal.

The federal government has pledged to double national home building by 2035. Based on the current rate at which homes are being built, this is unrealistic. Ontario is the primary reason why Canada won’t meet its housing development goals. In the first half of 2025, Ontario’s housing starts fell by 25 per cent compared to last year, while the rest of Canada had a 17 per cent increase over the same period.

Canada’s inability to meet its housing goals is not the fault of one province or due to one key obstacle. Local policies, costs, and regulations have created deep regional disparities in housing development, adding to the challenges facing developers in getting more housing built.

Comparing Alberta and Ontario

Alberta is experiencing a surge in new housing starts. According to Bank of Montreal data, over the first six months of 2025, Alberta had 27,902 new housing starts, an increase of 30 per cent compared to 2024. This puts it on pace for nearly 59,000 new housing starts, which would be a new record and nearly equal Ontario’s capacity. Calgary, Edmonton, Lethbridge, and Red Deer have seen significant increases in housing starts. The province also leads the country in housing construction, representing about one quarter of all Canadian housing starts.

Conversely, over the first six months of 2025, Ontario had only 27,368 new housing starts, a

25 per cent decline from 2024 and a 35 per cent decline from 2023. There were more housing starts in the first six months of 2020 (33,588), even though COVID-19 had shut down much of the industry. From 2022 to 2024, Ontario averaged 86,650 new housing starts per year, which is just more than half the 150,000 starts required to meet Premier Doug Ford’s target of 1.5 million new homes by 2031. Some cities (like Ottawa) are seeing significant growth, while others are experiencing significant declines. For example, new housing starts in Toronto have dropped by 44 per cent, while Guelph has declined by 76 per cent compared to last year.

Zoning differences across Canada

Some provinces and municipalities make it easier for developers to get shovels in the ground for new housing projects. Let’s compare Toronto and Edmonton to understand the differences.

Ontario has strict provincial and municipal zoning bylaws and design requirements. In some cases, land zoned for residential use may only allow single-family homes. Some zoning restrictions force developers to either build single-family homes or condo towers. This means “middle ground” developments (such as fourplexes and sixplexes) cannot be built. Even though Toronto has voted to permit these developments, city council has repeatedly stopped them from going ahead. These types of properties can add density and reduce costs for buyers, addressing a gap in the housing market. Many municipalities (particularly Toronto) have onerous permit approval processes, which increases the time and cost required to get projects built.

Compare this with cities in Alberta. Edmonton is one of the fastest cities in Canada with respect to approving new housing developments. The city’s zoning regulations are less restrictive, which means a more streamlined development process and lower costs. Calgary and Edmonton have more available greenfield land (i.e., previously undeveloped land in rural or urban fringes). This supports the development of a broader mix of housing types, including ground-related homes, which tend to be more affordable.

Approval timelines vary widely across Canadian municipalities. In 2022, it took an average time of seven months to get a development approved. In Toronto, the average approval timeline was 32 months, or almost three years. This backlog is due to a combination of stacked municipal and provincial development fees, zoning bylaws, building codes, official plans, and design guidelines.

Home building costs continue to rise

Taxes, development charges, municipal levies, and other fees continue to increase the costs of building new homes. Housing is taxed at double the rate of the rest of the economy. Government taxes and fees can equal one third of the total cost of a new home, which is more than the cost of the land and more than 50 per cent of hard construction costs. Multifamily developers must increase rents to cover these costs, which makes it more difficult for tenants to find housing that meets their income levels.

The federal government is trying to address the costs associated with building different types of housing projects. It has pledged $35 billion to finance new affordable and middle-income housing projects. The federal government has stated it will halve development charges for multifamily housing by providing municipalities with financial support on hard infrastructure costs (e.g., water, sewer, electrical). However, the provinces have allowed municipalities to add charges for soft infrastructure that should be funded through general revenues (rather than on the backs of developers, homebuyers, and tenants). One way to make the provinces take a hard line with municipalities is to force them to lower housing taxes to qualify for federal funding of local infrastructure.

Comparing development charges in Edmonton and Toronto demonstrates the vast differences in the cost to build homes in these two cities. According to a 2022 municipal benchmarking study from the Canadian Home Builder’s Association (CHBA) and the Altus Group, development charges cost $6,599 per high-rise unit in Edmonton versus $99,894 per high-rise unit in Toronto (that’s a $93,000 difference). Toronto’s development fees have also increased by more than 900 per cent since 2010. In 2024, Altus Group published a guide on residential construction costs for high-rise buildings in Canadian cities. Costs ranged from $295 to $345 per square foot in Edmonton, compared to $340 to $425 per square foot in Toronto.

Taxes increase the costs of developments and decrease developers’ margins, resulting in less return on investment and higher risk of return. According to a 2024 report by the Canadian Centre for Economic Analysis (CANCEA), developer margins have decreased from 14 per cent to 10.7 per cent in Ontario. Government taxes on new Ontario homes include income tax (8.1 per cent), corporate taxes (2.5 per cent), sales taxes (10.8 per cent), production taxes (12.3 per cent), and transfer taxes (1.8 per cent). These “taxes on taxes” increase new home development costs, raising the cost to purchase or rent a home while reducing the financial feasibility of new home building projects.

High interest rates are another barrier to building multifamily housing. On July 30, the Bank of Canada announced it would be holding its policy interest rate at 2.75 per cent. Some analysts see this as a stabilizing move, particularly in the face of U.S. tariffs. However, many housing and mortgage experts argue it falls short. According to the Canadian Mortgage Brokers Association of Ontario (CMBA Ontario), holding rates stable will

make it more difficult for homeowners to purchase homes. Keeping the interest rate stable will also delay or cancel projects for developers seeking more affordable financing options.

Surety bonds and CMHC compliance

CMHC’s MLI Select, a mortgage loan insurance program for multifamily buildings, supports the development, acquisition, and refinancing of multi-unit residential properties that meet specific criteria. It enables developers to access high-leverage financing, extended amortization periods, and low-cost capital. The program uses a point system to calculate the level of available insurance incentives.

On November 15, 2024, CMHC changed the MLI Select program with respect to how it enforces the requirement for surety bonds, creating new challenges for developers. While bonding was technically required before the change, the requirement for surety bonds was rarely enforced when developers acted as general contractors. CMHC determined the developer’s financial stake and oversight reduced the perceived construction risk. Projects could proceed without securing formal bonds.

CMHC is now enforcing the surety bonding requirement for almost every project, even if the developer manages construction internally. Many developers have been caught off guard by the change, often discovering the requirement later in the financing or planning stages. Securing a bond requires time, financial vetting, and underwriting, which can be a challenge for smaller or lessestablished builders.

“For those unfamiliar with the qualification process or the level of financial disclosure required, the shift has been significant,” said Slava Kolmatskyy, Vice President, Surety, NFP Canada. “Projects structured as new corporations, often with minimal assets, face added hurdles. The learning curve is steep, leading to delays, higher costs, and, in some cases, risk to the project’s viability. Without the bond, CMHC funding is withheld, putting early investments in jeopardy.”

One solution: Building on existing land

Rental property owners can overcome regional development obstacles by building new units on existing land. Intensification accelerates building timelines, makes use of in-place infrastructure, adds density to the property, and supports reinvestment into the existing buildings.

In 2019, Beaux Properties built a 32-storey, 420unit condominium development on a surplus parking lot of a AAA property in midtown Toronto. The goal was to unlock dormant land value, as well as add value to the existing apartment building through proper site integration and improvements. They worked with an architect, consultants, and condo developer to move the process forward.

“Start with a business plan and carefully consider your goals for the site,” said Jason Birnboim, President, Beaux Properties International Inc. “Maximizing the profit on paper should not be your number one objective if you can’t realistically achieve it. Today there are far more sites available for development than demand for new product. Only consider such an endeavour if you can afford to wait out the market cycle.”

Hazelview Investments began with a 1970s-built tower in midtown Toronto and an underutilized surface parking lot. This two-phase, purposebuilt rental development resulted in the addition of 500 new rental homes. Building on pre-zoned land reduced entitlement risk and lowered soft costs tied to land acquisition and approvals. This enabled them to redirect capital into high-quality design, sustainability features, and resident-first programming, as well as reinvest in the existing buildings.

“For property owners looking to replicate this approach, our advice is simple: start by looking inward,” said Michael Williams, Managing Partner, Head of Development, Hazelview Investments.

“Many sites, especially older rental communities, hold untapped potential. By integrating ownership thinking, smart design, and collaboration with municipalities, we can collectively scale housing without waiting years for rezoning.”

Conclusion

Canada’s housing crisis is a complex national issue shaped by deeply entrenched regional and municipal disparities. Alberta and other provinces have been able to accelerate homebuilding through streamlined zoning, lower costs, and supportive policies. However, some provinces (such as Ontario) are struggling under the weight of red tape, high development charges, and prohibitive taxes. Federal efforts to encourage multifamily property development and affordability are being undercut by provincial and municipal policies that drive up costs and delay progress. To close the housing gap and meet federal housing targets, all levels of government must align on a unified strategy that cuts red tape, lowers financial barriers, and treats homebuilding as an urgent national priority.

Immigration, rent control, and the housing crisis

By David Gargaro

Canada’s immigration policy has often been targeted as a key reason for Canada’s housing crisis. Until recently, home prices and rental rates had climbed to unprecedented levels. The argument is simple: more immigrants mean more competition for housing, especially rentals, which drives up prices and puts pressure on supply. However, this explanation may be ignoring a more complex truth: local policies, such as rent control, play a more significant role in what’s happening in the housing markets, especially in provinces with the worst housing shortages.

Immigration is an easy target

Up until last year, Canada had ramped up immigration levels to address labour shortages, promote economic growth, and offset an aging population. In 2023 and 2024, the country welcomed 471,808 and 483,591 permanent residents, respectively. Housing supply has not kept pace with these numbers, which has led some experts to correlate population growth and housing inflation.

According to federal data, immigration plays a role in rising housing demand. However, the impact is relatively modest. A report commissioned by Immigration, Refugees and Citizenship Canada (IRCC) estimated that, from 2006 to 2021, immigration was responsible for about 11 per cent of the increase in housing prices across all municipalities with populations of more than 1,000 residents. The effect is greater in large urban centres (i.e., more than 100,000 residents). Newcomers were responsible for 21 per cent of median value home increases and 13 per cent of median rent increases. The stated every 1 per cent increase in new immigrants led to a 0.375 per cent increase in home values and a 0.086 per cent increase in rents.

However, immigration did not uniformly impact housing prices across Canada. There were statistically significant increases in BC and Ontario, where most immigrants tend to

settle. Although Alberta and Saskatchewan also experienced substantial increases in immigration levels, there were minimal changes in home values. Other factors, including local economic conditions and housing policies, seem to be more impactful on housing prices and rents.

According to one real estate industry executive, Alberta has more than enough supply, particularly newer, more expensive purpose-built rentals. In fact, vacancy rates are higher in this part of the rental housing market. However, although average rents have dropped, Alberta needs more affordable housing. To help address this imbalance, different levels of government should step in to provide more rental supports to help fill increase occupancy rates.

What about rent control?

Rent control appears to be more strongly tied to increasing rental prices than immigration. Ontario and BC, which have strict rent control laws, reported some of the highest year-over-year rent increases in Canada. In theory, rent control should protect tenants from unaffordable rent increases. However, rent control may discourage the construction of new rental units, which can limit mobility within the market.

Rent control policies vary across Canada. Ontario caps annual rent increases for most units at or below the inflation rate. BC allows rental property owners to make slightly higher adjustments but

restricts how much rents can be increased for current tenants. Rent control legislation does not always apply to newer units or those built after a certain year. This creates a two-tiered rental market that protects older units and enables newer ones to be priced at market rate. Rental property owners have less incentive to maintain or upgrade older units if they cannot recoup their investments by charging market-rate rents. As a result, rental housing supply declines, demand increases, and rents for existing inventory rise.

According to the data, provinces with stricter rent control measures have experienced steeper rent hikes. Interprovincial migration patterns have shown residents moving away from these regions to find more affordable living.

Combined pressure

Neither immigration nor rent control alone are responsible for the housing affordability crisis. Together, they may be making the problem worse. High immigration levels increase the need for new housing supply, especially in Toronto and Vancouver. At the same time, restrictive rent policies limit developers’ ability to respond to that demand. Since the housing market supply is low, adding more newcomers without increasing the rental housing supply (while also disincentivizing development) will prevent supply from meeting demand.

One solution is to remove constraints on supply. Creating new construction incentives would allow developers to get the financial assurances required to build more affordable housing stock. Streamlining zoning and permitting, especially for multifamily rental housing, would help to address the supply gap exposed (but not caused) by higher immigration levels. For example, Edmonton is the first Canadian city to use AI-powered technology to auto-review homebuilders’ applications, which has helped to reduce permit approvals from 20 days to one day.

Conclusion

If Canada wants growth through immigration, it must adapt its housing policies to match. Blaming immigration for Canada’s housing crisis is easy but does not address the challenges of supply, affordability, and regulation. Provinces with rent control must determine whether their policies are helping tenants or preventing the development of new housing. Immigration targets must also be tied to realistic housing goals and planning tools at all levels of government to ensure supply can meet demand.

We Are Legends

Advocacy update

By Tony Irwin, President and CEO, RHC and FRPO

Since the House of Commons adjourned for the summer, Rental Housing Canada (RHC) has moved quickly to scale up outreach and engagement with the new Liberal government. We continue to emphasize that collaboration with the rental housing industry, which supports more supply and a balanced operating environment, is critical to a healthy rental market.

During the federal election campaign this past spring, the Liberals pledged to cut municipal development charges in half for multi-unit residential housing and to reintroduce the Multi-Unit Rental Building (MURB) program, a tax incentive that spurred tens of thousands of rental housing units across the country in the 1970s. RHC is encouraging the government to move forward on both of these policies to encourage much needed rental housing development.

RHC has met or is scheduled to meet with the Prime Minister’s Office, senior staff to the Minister of Housing & Infrastructure and Minister of Finance, and a number of MPs including Jennifer McKelvie, Parliamentary Assistant to the Minister of Housing and former Deputy Mayor of Toronto. We continue to advocate for:

• The permanent elimination of the GST on new rental construction

• The introduction of a capital gains deferral similar to the 1031 exchange in the United States

• Streamlining and modernizing Canada Mortgage and Housing Corporation (CMHC) programs to reduce red tape and ensure funding is accessible and responsive to market needs

• Increasing funding available through the Apartment Construction Loan Program Looking ahead to the federal budget this fall, RHC is actively engaging with the Office of the Minister of Finance and National Revenue, and the Standing Committee on Finance (FINA). RHC has met with staff from Hon. Karina Gould’s office, Chair of the Finance Committee, to highlight RHC’s key budget priorities. We have also met with Committee member MP Jake Sawatzky, who welcomed feedback from our B.C. members on stalled developments and acknowledged the impact of tariffs on the industry.

RHC’s fall Hill Day will take place in Ottawa on November 4-5. RHC remains committed to building relationships with MPs from all parties and providing ongoing and reliable insights for our members.

NATIONAL OUTLOOK

Written submission in advance of the upcoming 2025 Federal Budget

RHC was pleased to see the Liberal Party commit to a number of forward-thinking actions on housing such as halving development charges over five years and reintroducing the Multiple Unit Rental Building (MURB) cost allowance. We urge the government to implement these important policies as soon as possible.

To continue in a policy direction that achieves greater supply while ensuring affordability, RHC encourages the government to adopt the recommendations outlined below. RHC thanks the Department of Finance for the opportunity to participate in the 2025 Budget Consultations and looks forward to engaging with the office further.

Development charge reform

The 2025 Liberal Party Platform includes a commitment to reduce municipal development charges by half for multi-unit residential housing over a five-year period, in partnership with provinces and territories to ensure municipalities remain financially whole.

In Ontario, development charges have increased by over 900% since 2004, averaging 14.3% growth per year compared to a 2% annual increase in property taxes. These rising charges, combined with additional fees, taxes, regulatory barriers, slow approval processes, and declining rents, have made it increasingly difficult for purpose-built rental projects to meet investor expectations and lender requirements.

The 2025 Liberal Platform costing stated the program would begin in the 2025-26 and estimated the program would require $6 billion in annual spending. This initiative is designed to be revenue neutral for municipalities, with reduced revenues offset by increased federal investment in housing-related infrastructure such as water, power lines, and wastewater systems.

RHC calls on the Government of Canada to undertake the following:

• At minimum, halve municipal development charges for five years through a coordinated approach to infrastructure funding programs, as promised in the 2025 Liberal Party Platform

Multi-unit rebate (MURB) / capital cost allowance (CCA)

In 2024, the federal government introduced the Accelerated Capital Cost Allowance (CCA) to stimulate investment in new purpose-built rental (PBR) housing. This measure allowed builders to claim a larger first-year tax deduction for depreciation, thereby encouraging new rental housing construction.

RHC calls on the government to make this crucial program fully permanent. Additionally, the government has also indicated interest in reintroducing a tax incentive similar to the Multi-Unit Rental Building (MURB) program from the 1970s, which was highly effective in increasing the supply of rental housing. Addressing this technical barrier and aligning the incentive with a modernized MURB program would significantly improve the effectiveness of these measures and support new rental housing development.

RHC calls on the Government of Canada to undertake the following:

• Make the accelerated CCA permanent to provide certainty for rental housing providers

• Coordinate this change with the introduction of a modernized Multi-Unit Rebate (MURB) federal tax tool to further incentivize equity investment in purpose-built rental, as promised in the 2025 Liberal Party Platform

Capital gains deferral

RHC recognizes that the Government of Canada has delayed the implementation date for the two-thirds capital gains increase from June 25, 2024, to January 1, 2026. However, rising interest rates, combined with double-digit increases in insurance, property taxes, utilities, and maintenance, far exceed what rental housing providers can recoup through rents. The increase should be officially abandoned, so focus can shift to finding a more suitable alternative.

Unlike the United States, Canada does not allow real estate investors to defer capital gains taxes when reinvesting in another property. Under Section 1031 of the U.S. Internal Revenue Code, proceeds from the sale of an investment property can be reinvested into property of equal or greater value. This provides a sustained source of investment for new housing and incentivizes continued growth of housing stock.

RHC calls on the Government of Canada to undertake the following:

• Direct the Canada Revenue Agency to review Section 1031 exemptions (like-kind exchanges) used in the U.S. to defer capital gains taxes for PBR projects

• Introduce a similar or equivalent program for Canadian developers, provided the proceeds are reinvested in new housing construction

Enhance and extend the GST/HST rebate for rental construction:

When the GST was introduced in 1991, Parliament ensured that renters would not be directly taxed on residential housing by shifting the tax liability to rental housing providers. RHC applauded the government’s initiative to incentivize new builds through the removal of GST on new purpose-built rentals through Bill C-56.

However, the sunset provisions for the rebate require construction to begin before December 31, 2030 and end before December 31, 2035. Given the extent and severity of the housing crisis in Canada, RHC encourages further action on this by making the rebate permanently available, so long as the GST savings are reinvested into new builds. This would further incentivize purpose-built rentals, accelerating Canada’s response to the housing shortage.

RHC calls on the Government of Canada to undertake the following:

• Work with the provinces to eliminate their tax on purpose-built rental housing, ensuring federalprovincial alignment on housing growth

• Eliminate the sunset clause and make the GST/HST rebate for PBR construction permanent to provide long-term market stability for ongoing development

• Work with the provinces to eliminate their tax on purpose-built rental housing, ensuring federalprovincial alignment on housing growth

Canada Mortgage and Housing Corporation (CMHC) reform

PBR developments are multi-year projects, which require careful financial planning. The Apartment Construction Loan Program is a government initiative that offers low-interest, long-term loans to developers for building new rental apartment buildings. This program plays an important role in addressing the shortage of rental housing by making it more financially feasible for builders to start new projects.

CMHC funding approval often requires developers to submit two-year financial plans, which is difficult to calculate given the current uncertainty. Government risks hindering progress if it does not reconsider the impacts of its policies on the development pipeline.

Additionally, CMHC funding is often difficult to access. Many RHC members have described MLI Select as a “loan of last resort” due to its onerous requirements, which require applicants to submit a two-

NATIONAL OUTLOOK

year project budget as part of their application. To ensure rental housing programs are properly funded, accessible, and easier to navigate, RHC urges the government to streamline its approach.

RHC calls on the Government of Canada to undertake the following:

• Direct CMHC to conduct a thorough program review to ensure funding seamlessly integrates with the needs of rental housing providers

• The review should focus on:

o Streamlining application processes

o Improving accessibility

o Removing unnecessary submission requirements

o Ensuring programs are fully funded and available

• Reduce the affordability requirements in the MLI Select program to increase utilization of the program for both new construction and refinancing

• Increase funding through the Apartment Construction Loan Program (ACLP)

Reorienting priorities in immigration and NPRs

Solving the housing crisis cannot be done with investment and economic measures alone. One of the greatest barriers to new construction today is critical construction labour shortage. In fact, the growing construction labour shortage was cited by the CMHC as one of three factors contributing to longer construction times. Employment in the construction industry amounts to 8% of total employment in Canada. However, the share of construction workers among new immigrants and temporary foreign workers varies between 2% and 3%.

RHC calls on the Government of Canada to undertake the following:

• Adjust immigration and non-permanent-resident (NPR) programs to address workforce shortages in construction and trades

Summer update: CMHC’s 2025 Housing Market Outlook

On July 24, 2025, the Canada Mortgage and Housing Corporation (CMHC) released the summer update to its 2025 Housing Market Outlook, which explores trends, supply, and other key issues in Canada’s major markets. The update finds Canada’s housing market is still in a period of adjustment. The combination of weaker economic growth, reduced population inflows, and ongoing trade- related uncertainty is creating a softer market environment.

A softer housing market in 2025 will start to recover next year

Canada’s housing market has slowed since January, with many buyers and developers adopting a “wait and see” approach amid weak economic growth and ongoing trade uncertainty. Resale activity has declined, particularly in Ontario, British Columbia, and Alberta, while Quebec has shown more resilience due to stronger market momentum and buyer confidence. Overall, current conditions are tracking closer to the low-end scenario of the Housing Market Outlook, signaling increased downside risks.

Home prices are slipping in areas with weaker demand and more listings. The national average home price is expected to fall by about 2% in 2025, with larger declines in Ontario and BC due to reduced investor interest and elevated prices. A recovery is anticipated in 2026 as confidence and economic fundamentals improve, though new construction will likely be slower to respond due to ongoing financing challenges and developer caution.

AUGUST 2025

Multi-unit construction remains historically high but varies by region. Activity will stay strong in Atlantic Canada, the Prairies, and Quebec, while dropping sharply in Ontario and BC, where high costs and low investor confidence are delaying or canceling many condo projects. Unsold inventory is rising, and developers are increasingly converting condos to rentals, adding further risk for buyers.

Low-rise construction is facing similar pressures, particularly in Ontario. However, Quebec, Manitoba, and Alberta are expected to see modest gains. Semi-detached and row housing types are proving more resilient in parts of BC.

Rental market conditions are gradually easing. New rental and condo completions are pushing up vacancy rates in major cities. Although rents are still rising, the pace has slowed due to softer demand from slower household formation, lower immigration, and weaker job markets.

Affordability remains a major challenge, especially in expensive markets. Despite modest rate cuts, mortgage costs remain high as spreads return to historical norms. Tariffs on building materials are keeping construction costs elevated, discouraging new supply and pricing many buyers out of the market.

Overall, Canada’s housing sector is undergoing a period of adjustment. Slower growth, tighter credit, and reduced population inflows are weighing on demand in 2025. However, as trade tensions ease and borrowing conditions improve, the market is expected to stabilize and return to a more balanced path by 2026.

Forecast summary: Rental markets

Vacancy rates (%) City

Sources: CREA, CMHC

Average rent – 2-bedroom (CAD)

Sources: CREA, CMHC

CMHC mid-year Rental Market Update report

On July 8, CMHC published the mid-year Rental Market Update report, which provides an update on rental market conditions across Canada building. It builds on insights from the 2024 Rental Market Report, using alternative data sources, and includes insights obtained through market intelligence from industry experts. Highlights:

• Since October 2024, advertised rents are declining due to increased supply, while rents for occupied dwellings continue to rise at a slower pace than a year ago.

• Sluggish job markets and decelerating migration are creating challenging environments for landlords and property managers.

• Purpose-built rental supply is growing. CMHC construction financing programs and products supported an estimated 88% of Canada’s new purpose-built rental apartment starts in 2024.

• Vacancy rates are expected to rise in most major markets this year.

• Despite easing rent growth and increasing supply, rental affordability isn’t improving, especially in Vancouver and Toronto, as turnover rents are driving increases. Calgary, however, has shown a slight improvement.

NATIONAL OUTLOOK

Figure 1: Year-over-year change in asking rents for a 2-bedroom purpose-built rental apartment

change

(Q1 2024 vs. Q1 2023)

Year-over-year change

(Q1 2025 vs. Q1 2024)

2: Year-over-year change in rents for a 2-bedroom occupied rental unit

change

(Q1 2024 vs. Q1 2023)

Year-over-year change

(Q1 2025 vs. Q1 2024)

Figure

President’s message

As we near the end of summer, I’m energized by the spirit of collaboration that continues to drive FRPO’s work and our sector forward. With the Ontario election now firmly in our rearview mirror, the PC government has a renewed focus on Ontario’s housing challenges. FRPO continues to work closely with key decision-makers to ensure professional rental housing providers remain central to the solution.

FRPO members recently met with Attorney General Doug Downey to discuss ongoing improvements to Landlord and Tenant Board (LTB) processes, and to share member input regarding Bill 10, which are important steps toward ensuring a fair, efficient, and balanced system for both providers and residents. In addition, FRPO’s Board had the opportunity to meet with Minister of Municipal Affairs and Housing Rob Flack to discuss Bill 17, which aims to accelerate building and streamline approvals across Ontario.

These regular meetings reflect our ongoing commitment to building and strengthening relationships with government at every level. As Ontario’s leadership sets to work on delivering much-needed housing, FRPO will continue to be an active, constructive partner, ensuring our members’ perspectives are heard and advocating for policies that are practical, effective, and focused on real solutions.

FRPO will continue to encourage all levels of government to prioritize and incentivize the construction of purpose-built rental housing by speeding up approvals, cutting red tape, and reducing government fees and charges to level the playing field.

Together, by fostering strong partnerships and amplifying our collective voice, I’m confident we can make real progress, delivering more homes, protecting tenants, and building a thriving, resilient rental housing market for all Ontarians.

As always, I want to thank our members for their continued dedication and professionalism. Your willingness to share your stories and insights helps us champion the value and excellence of Ontario’s rental housing sector. Don’t hesitate to reach out to us. We look forward to hearing from you.

Enjoy the rest of your summer!

Tony Irwin, President and CEO, FRPO and RHC

Ontario’s homebuilding rate falls by 25 per cent

According to data from the Canadian Mortgage and Housing Corporation (CMHC), homebuilding in Ontario has fallen in first half of 2025 compared to prior years. Over the first six months of 2025, Ontario has begun building only 27,368 new homes, which is a 25 per cent drop compared to the same six-month period in 2024 and 35 per cent below the first half of 2023. Ontario had more housing starts in the first half of 2020 (33,588), even though they were taking place during the COVID-19 pandemic. From 2022 to 2024, Ontario averaged only 86,650 housing starts each year, which is far less than the 150,000 starts per year required to meet the Ford government’s target 1.5 million new homes by 2031.

There are significant variances in homebuilding trends across Ontario’s municipalities. Ottawa recorded 5,150 housing starts in the first half of 2025, which is an 82 per cent increase compared to the same period last year. However, Guelph started only 46 new homes in the first half of the year, which is a 76 per cent drop from the same period in 2024. Toronto recorded only 12,575 housing starts in the first half of this year, which is a 44 per cent decline from the same period in 2024. Given its size, Toronto’s poor performance is especially consequential.

Ontario’s rate of building homes is behind other parts of the country. The rest of Canada saw a 17 per cent increase in the first half of 2025. In absolute numbers, 9,003 fewer homes were built in Ontario relative to last year while 12,921 more homes were added in the rest of the country.

Several cities meet provincially designated housing targets

The Ontario government has made several announcements of funding for several cities for met or exceeded their provincially designated housing targets through the second round of the Building Faster Fund. Announced in August

2023, the Building Faster Fund will provide $1.2 billion in new annual funding for three years to municipalities that are on target to meet provincial housing targets by 2031. Municipalities that reach 80 per cent of their annual target each year will become eligible for funding based on their share of the overall goal of 1.5 million homes. Municipalities that exceed their target will receive a bonus on top of their allocation.

To follow are some of the announced awards:

• August 1: The City of North Bay will receive $400,000 for breaking ground on 398 new homes in 2024, which is 480 per cent of its 2024 housing target.

• July 31: The City of Greater Sudbury will receive $1,520,000 for breaking ground on 840 new homes in 2024, which is 265 per cent of its 2024 housing target.

• July 30: Sault Ste. Marie will receive $600,000 for breaking ground on 189 new homes in 2024, which is 151 per cent of its 2024 housing target.

• July 22: Haldimand County will receive $991,984 for breaking ground on 310 new homes in 2024, which is 89 per cent of its 2024 housing target.

• July 10: The City of Kingston will receive $3,200,000 for breaking ground on 966 new homes in 2024, which is 145 per cent of its 2024 housing target.

From January to June 2025, Ontario saw 9,125 rental starts, an increase of 26.5 per cent compared to the same period in 2024. After 2023, this is the second-highest level of rental starts on record for this time of the year.

Ontario capping rent increases at 2.1 per cent

On June 30, the Ontario government announced it is capping rent increases for 2026 at 2.1 per cent. This cap is based on Ontario’s Consumer Price Index (CPI), a measure of inflation calculated by Statistics Canada using data that reflects economic conditions over the past year.

“Our government knows tariffs and economic uncertainty are creating challenges for many people in Ontario, including renters, which is why we are capping rent increases for 2026 at 2.1 per cent,” said Rob Flack, Minister of Municipal Affairs and Housing. “This cap is the lowest in four years, which demonstrates our commitment to protecting tenants across our province as we continue searching for ways to keep costs down across the province.”

Toronto to get $80 million from federal government for affordable housing

On July 28, the federal government announced it will be committing $81.5 million in low interest loans through CMHC’s Apartment Construction Loan Program (ACLP) to support the development of 159 new affordable rental units in Toronto’s Bedford Park area, located at 3101 Bathurst Street. Dubbed Vivant on Bedford Park, the nine storey mid-rise development will be built by Medallion Corporation and designed by Arcadis, will provide modern, energy efficient homes for individuals and families, and is expected to be completed by the fall of 2027.

Housing Minister Gregor Robertson stated the project will boost rental housing supply in Toronto, with 27 per cent of the units geared toward residents below Toronto’s median household income. The project is part of Canada’s National Housing Strategy, which aims to finance hundreds of thousands of new rental units through the ACLP and similar programs.

Past events

July 22, 2025

- FRPO Charity Golf Classic

Another year, another incredible golf tourney! On July 22, FRPO held our Annual Golf Tournament at Lionhead Golf Club. As usual, the event was sold out, and we raised $100,000 for Interval House. See you next year!

July 29, 2025 - Interval House: New Virtual Counselling Services webinar

Interval House, Canada's first shelter for abused women and their children, announced the launch of a new offering: Virtual Counselling Services (VCS). VCS provide counselling to victims of intimate partner abuse from across Ontario virtually. Webinar attendees learned more about the organization and the VCS program, and how they can help spread awareness to those in the communities they manage.

August 21, 2025 - Women in Rental Housing Luncheon

This year's Women in Rental Housing Luncheon took place on Thursday, August 21 at the Old Mill in Toronto. This event was sponsored by Wyse Meter Solutions and brought together women in the industry to network, learn, and share their experiences. The topic for the luncheon was “Beyond the Land Acknowledgement, Transforming Tomorrow.”

This event featured Cher Obediah as the guest speaker. She is Ojibway and Mohawk, Turtle Clan from Six Nation of the Grand River Territory with roots in Alderville First Nation. She is a multidisciplinary creative as a filmmaker, speaker, author, and artist. Cher is a heart-centred creative empowering others to shine their brightest light. She's a visionary who believes self-knowledge is a catalyst for healing and collective change. With a background in theatre, television, and film she lends her energy to projects that focus on holistic health, Indigenous culture, domestic violence, youth driven initiatives and content that inspires others to recognize their worth. Other speakers included:

• Kellie Spearman, JLL Canada

• Liza Bauer, Concert Properties

• Nicole Alvarez, Minto Properties

• Belinda Black, Tricon Residential

• Rachel Roenspies, QuadReal

Ontario’s leading advocate for strong and stable rental housing.

FRPO is the largest association in Ontario representing those who own, manage, build and finance residential rental properties.

For membership inquiries please contact Lynzi Michal, Director, Membership & Marketing

Federation of Rental-housing Providers of Ontario

801-67 Yonge Street, Toronto, Ontario M5E 1J8 416-309-8744

lmichal@frpo.org www.frpo.org

Yes, we can!

Since MetCap Living established itself as a leader in property management, we have routinely been asked one, simple question; “Can you help us run our property more effectively?” And, for well over thirty years, the answer has remained — Yes, we can! Our managers are seasoned professionals, experienced in every detail of the day to day operations and maintenance of multi-unit rental properties. From marketing, leasing, finance and accounting, to actual physical, on-site management, we oversee everything.

Guaranteed vacancy reduction, revenue growth and net profitability — when you’re ready to discuss a better option; we’ll be there. You can count on it.

Kazi Shahnewaz Director,

Business Development

Office: 416.340.1600 x504

C. 647.887.5676

k.m.shahnewaz@metcap.com

www.metcap.com

Hot Topics:

EOLO discusses property tax decreases, solid waste charges, and new water, sewer, and stormwater rates. pg. 49

RHPNS discusses Halifax Water rate hike, rent cap policy, and misinformation campaigns. pg. 53

LPMA discusses how housing providers are often ‘stuck’ when trying to balance tenants’ rights. pg. 57

HDAA discusses the Safe Apartment Buildings By-law, a Jamesville development, as well as past and future events. pg. 61

Check out the digital version of RHB Magazine for news from ARLA and RHSK .

The Member Associations

Chair’s message

EOLO has been working on the multi-residential tax policy issue in the City of Ottawa since our inception as an association in 1990. We have worked with tenants, experts, and City Councillors of all political views. Finally, with Council’s adoption of a four-year plan beginning in 2025, we should see a multi-residential tax ratio of 1.0. This will mean that tenants will pay the same property tax rates on their dwellings as homeowners. (Homeowners pay their taxes directly to the City, and tenants pay their taxes through the rent they pay their landlords, which their landlords pay to the City.) This is a tremendous victory for tenants, multi-residential landlords, and property tax fairness in Ottawa!

- John Dickie, Chair, Eastern Ontario Landlord Organization

Property tax decreases to take effect in 2025-2028

In Ottawa, in 2024, tenants paid municipal property taxes at a rate 41 per cent higher than the rate homeowners paid, through a tax ratio of 1.41 (rounded). This disparity is unfair on its face. Numerous studies have found the disparity to be unjustified. The Province recognized the fair rate for tenants was the same as the rate for homeowners when it set the education tax 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.

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 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.

In Ottawa in 2025, 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 increase in the solid waste charge that took effect on January 1, 2025. 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, 2025 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, 2025, 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 at 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 buildings, and higher than that for some buildings, especially buildings with relatively low rents.

Here is how that will work. For virtually all properties, the annual property tax bill is calculated by multiplying the property’s assessed value by the City’s tax rate for the particular type of property. The assessed value is the fair market value at a certain date as determined by the Municipal Property Assessment Corporation (MPAC).

Currently, the property tax rate for multi-residential property is higher than the property tax rate for residential property. Residential property is property where people live, with one to six units on the “roll number.” Multi-residential property is property where people live with seven or more residential units on the roll number. (However, as an exception, recently built property of seven units or more is in the new multi-residential class and taxed at the lower residential rate.)

Unless they are adjacent and all on a single legal property owned by one owner, single-family homes, duplexes, and triplexes are residential properties. Residential condominiums are also residential properties because each unit has a separate title (and roll number), even though they may be parts of one building.

The City’s plan is to reduce the tax rate on multi-residential property, including apartments, in four annual steps, until it is equal to the tax rate on residential properties, like single-family homes, duplexes, and triplexes.

Under the Residential Tenancies Act (RTA), a property tax decrease of more than 2.49 per cent must be passed through to the tenants through an automatic rent reduction. To make sure tenants are aware of their right to a rent reduction, the City will issue a notice of rent reduction to all rental units in multi-residential buildings.

The notices will likely be issued in the Fall, specifying a percentage reduction in the rent. Unfortunately for everyone, that reduction is likely to be higher than the final reduction. The reduction given in the City’s notice will be based on an estimate, set by the RTA, of the ratio of the property taxes to the rent.

Past experience has shown the RTA estimate is significantly higher than the ratio that currently applies in Ottawa. While it has been doing it slowly, Ottawa has been moving toward an equal tax rate for many years, whereas the RTA ratio has not been adjusted.

Landlords are entitled to apply to the Landlord and Tenant Board (LTB) to correct the rent reduction so it matches the dollar tax decrease they have received. As an example, the City may issue a notice of a 4 per cent rent reduction. The taxes on the building may have decreased by $2,000 per year, which is 2 per cent of the revenue, while the reduction set out in the City’s notice would push the total rent revenue down by $4,000. Understandably, the property owner will want to correct that.

In the past, the LTB has processed those applications in writing, which may help avoid excessive delays.

Despite the hassles of processing rent reductions (with or without correcting them), it is much better for landlords’ costs to decrease, enabling us to maintain our profit margins while providing lower rents to tenants. Better housing affordability is the City’s goal.

The rental industry, and allied groups, such as tenants and some municipal councillors, have been seeking this change for decades. If the Ottawa tax reduction program is fully implemented by 2028, Ottawa will join Markham and Vaughan as Ontario cities that are taxing multi-residential properties at the same rate as single-family homes and new multi-residential properties.

Solid waste charges

Besides the problem with the ratio of City charges to rents, some landlords have another reason to want to apply to correct the City’s Notice of Rent Reduction. Especially in 2025, the increase in solid waste charges will shift relative charges away from rental buildings with high rents to rental buildings with low rents.

Before the change, about half the solid waste costs were recovered in the separate solid waste charge, while the rest was collected in the tax rate. After the change, virtually all of the solid waste costs are being collected through the separate charges. Low rent multi-residential properties save something in their tax rate, but not as much as the increase in their solid waste charge. For high rent properties, the situation is the reverse.

New water, sewer, and stormwater rates

The water, sewer, and stormwater rates have also been revised, with the new rate structure to take effect on April 1, 2026. In summary, compared to other types of properties, multi-residential properties receiving City water services are still to pay relatively low fixed charges, which come with relatively high volumetric rates. (That was the preference expressed by the EOLO Board, since it enables water-saving measures to reduce a property’s water and sewer bill.)

To some degree, the City has increased the proportion of water and sewer charges that are fixed, especially for residential properties (of six units or fewer) and in the commercial and industrial sectors. Water and sewer charges for rental apartments will increase, but the increases will largely be offset by decreases in stormwater charges.

The City has made the stormwater charges align more closely with the requirement for stormwater handling that different properties impose, due largely to variations in their impermeable area (which is what creates a lot of run-off in a short period of time). Shopping malls will pay much more, due to their large parking areas and roof areas. Office towers will pay much less than they do now because their roof areas are relatively small. Likewise, condo and residential rental towers will pay much less than they do now in stormwater charges.

The average total of water, wastewater, and stormwater costs among residential properties is to stay the same under the new rate structure, while the average total bill increases about 2 per cent among multi-residential properties and about 5 per cent among commercial properties. There will be movement between properties within property types.

EOLO expects to monitor the effects of the new rate structure, and the annual increases in the rates based on the new structure. If your total water costs increase consistently by more than 5 per cent over April 1, 2026, EOLO would appreciate receiving an electronic copy of your water bills for the same periods before and after April 1, 2026. Without identifying you or others, we would use such situations to press the City to comply with its statements when the new plan was adopted.

BECOME AN EOLO MEMBER NOW!

EOLO invites Ottawa area landlords to join the organization. Have your interests and concerns heard, and benefit from EOLO’s support. As an EOLO member, you will be able to:

• Receive prompt emails of relevant City rule changes

• Attend two networking receptions a year

• Attend two free education events a year

• Receive all 6 annual issues of RHB Magazine with current developments, City and provincial funding programs, and landlord-tenant laws.

To apply for membership, go to www.eolo.ca, download the membership application form and send it to us at the contact info on that website.

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Why choose the Enercare Advantage® Program?

Enercare Advantage® offers a hassle-free, convenient solution for residents, eliminating concerns when it comes to upfront payments, costly repair service calls, and equipment replacement.* Below are additional benefits the Enercare Advantage® program provides to you and your residents:

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Industry leading products. NEW energy efficient equipment to offset your carbon footprint.

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EXECUTIVE DIRECTOR’S MESSAGE

RHPNS has stepped up its advocacy as government activity around housing accelerates and utility rates continue to rise at a rapid pace. With affordability now a dominant policy issue, rental housing providers face growing regulatory pressure and heightened public scrutiny over rising rents.

Rent NS

RentNS

RHPNS continues to ensure our sector’s voice is heard through focused advocacy, practical education, and strategic outreach. As the policy landscape shifts quickly, we remain committed to representing members with clarity, credibility, and purpose.

- Kevin Russell, Executive Director

RHPNS challenges Halifax Water rate hike—and the impartiality of its review

Halifax Water’s application for a 36.6 per cent rate increase over two years represents one of the most significant utility cost escalations in recent memory. The proposed hikes—spanning water, wastewater, stormwater, and fire protection services—would increase operating expenses for multi-unit residential providers across Halifax, many of whom cannot pass these costs directly to tenants.

From the outset, RHPNS was concerned not only with the financial impact but also with the fairness of the regulatory process, particularly the participation of NSRAB member Bruce Fisher.

Our concerns stem from Mr. Fisher’s longstanding ties to Halifax Regional Municipality (HRM), the owner of Halifax Water and a direct financial beneficiary of the rate increases. Mr. Fisher worked for 26 years in senior financial roles at HRM, including as Director of Fiscal Policy and Planning. He was directly involved in shaping fiscal policies affecting Halifax Water, including stormwater fees, right of way charges, and dividend payments to HRM.

Further concern arose when it was revealed that Mr. Fisher receives a pension from HRM. HRM’s financial performance, including revenue from Halifax Water dividends, supports this pension plan, creating at minimum the appearance of a financial connection.

In our submission, RHPNS outlined how HRM’s ownership of Halifax Water, and its financial

HomeNS

interest in the outcome, raise serious questions of impartiality. The Halifax Regional Water Commission Act confirms HRM is the utility’s legal owner, entitled to surplus payments and responsible for appointing the utility’s board.

In May 2025, HRM formally supported Halifax Water’s application. Given that Mr. Fisher’s former employer stands to benefit and is participating in the hearing, the appearance of a conflict of interest is unavoidable.

Despite this, Mr. Fisher dismissed the recusal motion. His response cited legal precedent and asserted there was no reasonable apprehension of bias. However, the motion was ruled on by Mr. Fisher himself, a decision that, while procedurally acceptable, reinforces concern about the process’s independence. Public confidence depends not just on fairness, but on the appearance of fairness.

RHPNS subsequently urged the Province to intervene. The Minister of Finance declined, citing Board independence and referring further action to the courts.

RHPNS will not pursue legal action but will continue to monitor the proceedings closely. The proposed 36.6 per cent increase would significantly impact providers of affordable and fixed-rate housing. Any approval must come from a panel free of real or perceived bias.

RHPNS has been granted Intervenor status and will appear before the URB on September 15 to oppose the increase.

This hearing is not simply about water rates; it’s about public trust. When a municipality that owns a utility and profits from its operations appears before a regulatory board that includes a former official still receiving municipal pension income, questions about fairness are legitimate. Left unaddressed, it sets a troubling precedent: could retired power utility executives soon be setting power rates, or former oil executives influencing energy pricing?

RHPNS will continue to advocate for transparency, accountability, and impartial oversight. The integrity of Nova Scotia’s regulatory system depends on it.

Survey of Nova Scotia landlords reveals deep impacts of rent cap policy

A February 2025 survey of RHPNS members conducted by Dr. Jan Hancock (Cape Breton University) reveals that Nova Scotia’s rent cap policy is having profound unintended consequences, reducing rental supply, increasing initial rents, and accelerating tenant displacement. The survey drew 204 responses (142 complete), representing over 20,000 rental units across the province.

Key findings show that 133 of 142 landlords said the continuation of the rent cap made future investment in Nova Scotia rental housing “much less likely.” Only one respondent indicated the cap made investment “much more likely,” though written comments suggest that response was likely a misreading of the question.

Most significantly, the survey directly attributes the loss of 95 units from the rental market to the rent cap. Given that not all landlords responded—and many sellers didn’t know the end use of their sold units—the true figure is likely in the hundreds or thousands. These losses disproportionately affect deeply affordable units, evidenced by a consistent $400/month gap between rents at sale and average market rates.

Three major unintended consequences emerged. First, reduced supply: landlords report selling off assets due to operating losses under the cap. Second, higher starting rents: to mitigate policy risk, landlords are setting initial rents higher than they otherwise would. Finally, increased tenant turnover: fixed-term leases and nonrenewals are being used to regain market value on capped units, sometimes forcing out long-term tenants despite good relationships. One-third of the units reported in the survey (7,684) are potentially at risk of being sold if rent controls are further expanded, especially if vacancy control is introduced. The findings challenge the assumption that landlords will continue operating under any policy conditions. As policy risk grows, landlords are exiting and Nova Scotians are losing rental homes.

Activists escalate misinformation campaigns

As promised, housing activists have grown more aggressive in their tactics toward both the government and RHPNS. In an attempt to discredit RHPNS and question the integrity of both the organization and the provincial government, activists have accused RHPNS of receiving insider or privileged information regarding residential tenancies data. These claims have been proven false.

The statistics in question were originally shared by the Department during a 2017 stakeholder meeting and made available to all industry participants. Since then, RHPNS has consistently requested updates to support its policy work, while other stakeholders chose not to seek further information. Despite this, activists succeeded in using media coverage to cast doubt and suggest impropriety where none existed.

Education

The Residential Building Service Course saw another successful intake this year, with 20 students enrolled. The course helps residential property professionals elevate their customer service by equipping them with the skills to provide respectful, knowledgeable, and professional support in building operations. Participants gained valuable insights into communication best practices, reputation management, and service excellence, all aimed at fostering safe, comfortable living environments. Happy residents equal long-term residents.

Enrollment for the 2025 Residential Property Management Course is already off to a strong start, with 15 students pre-registered. The course begins in October and focuses on three foundational areas essential to successful property management: legal resources and residential property management standards; human relations for property managers; and marketing and financial planning.

Membership services

The June Residential Tenancies Forum drew over 180 attendees, all eager to deepen their understanding of the Residential Tenancies Act

and improve their navigation of the tenancy process. Expert-led presentations provided legal clarity and practical strategies. Special thanks to Yardi for sponsoring the event and making it possible.

Looking ahead, the annual RHPNS Golf Tournament will be held Thursday, September 11 at the beautiful Chester Golf Club. At the time of writing, over 86 per cent of spots have been sold; we are on pace for another sellout.

Also upcoming is our Women in Industry Luncheon, scheduled for Tuesday, November 12

Looking ahead

As we head into the fall, RHPNS will focus its advocacy on raising public awareness about a critical issue: the role of government and utility charges as primary drivers of rising rental costs. These pressures are undermining operations and pushing rents higher. Rental housing providers— and the public—can no longer remain on the sidelines. It's time to speak up.

RHPNS is committed to helping members and residents alike express their concerns and hold decision-makers accountable.

OneVoice,OneMessage,OneMagazine!

PRESIDENT’S MESSAGE

Teaming up for charity

We may be in the dog days of summer, but our sights are set on September 8 and the LPMA golf tournament, this year benefiting the London Children’s Museum. The annual event is sold out again with 144 golfers registered. We are so appreciative of our many hole and event sponsors who have generously donated funds and prizes.

While preparations for the tournament have been the main focus of the summer, our municipal affairs chair Lana MacFarlane and administrator Jenifer Fitzgerald represented LPMA at two events: the tenant-landlord forum hosted by the City of London on June 20 and at the LSTAR trade show on June 23. LPMA involvement at these events is important to maintaining visibility and growing our membership.

I hope everyone finds time to practise their golf swing before the tournament. I’m looking forward to seeing everyone there!

Best regards,

- Tracy Norman, President, LPMA

HOUSING PROVIDERS ARE OFTEN ‘STUCK’ WHEN TRYING TO BALANCE TENANTS’ RIGHTS

Landlords often find themselves in an untenable position when they’re attempting to fulfil their responsibilities to tenants. They need to accommodate the specific needs of one group, such as those with mental health disabilities, while safeguarding the rights of their other residents.

London lawyer Kristin Ley says that addressing a tenant’s mental health issues is challenging for landlords. Many times, tenants don’t acknowledge there is cause for concern and that their conduct is causing problems. Their disability may also prevent them from grasping the seriousness of the situation.

Disorders such as hoarding, in which individuals have difficulty parting with possessions that are no longer useful, can be a symptom of a disability, a protected ground under the Ontario Human Rights Code. Ley says it’s the responsibility of housing providers to inform themselves of a tenant’s disability-related needs, accommodate those needs to the point of undue hardship, and turn the

situation in a positive direction.

The challenge for landlords lies in balancing the rights of all tenants under the Residential Tenancies Act (RTA) with the Code rights of the individual with the disability-related needs.

“Accommodation is to the point of undue hardship and it considers health and safety,” Ley says.

For example, a landlord could assert that they have accommodated their tenant to the point of undue hardship and that allowing the individual’s behaviours to persist risks the health and safety of the other residents.

“Certainly there is an obligation to engage and accommodate the needs of the individual with a disability, but it is to a point. But the challenge is certainly addressing and balancing the rights of the potentially competing groups,” Ley says.

Landlords can’t wilfully ignore evidence suggesting that a tenant has a mental health disability, she notes. She suggests that landlords discuss their

Tracy Norman

concerns with the tenant and then offer assistance to locate supports, even if the individual hasn’t disclosed their condition.

Michelle Teichroeb, founder-principal of Harrison Carter Group, a property management company in London, says a tenant’s mental health challenges are seldom divulged during the rental application process.

“We see undiagnosed (issues) far more than anything, especially now,” Teichroeb says. One of her tenants, a middle-aged man, lost his job and hasn’t been able to find another. A routine inspection revealed a major drinking problem: boxes and boxes of empty alcohol containers filled his unit.

“He can’t even get them out to the garbage; it’s become a hoarding situation. I think that’s where these things spiral out of control, or relationships break down and just how tight our economy is financially,” Teichroeb says.

Many tenants with undiagnosed mental health issues are living from paycheque to paycheque and don’t know how to locate supports.

“It’s worrisome, for sure. A lot of our lower-income apartment buildings have single people with no family that we’re aware of. It’s brutal,” Teichroeb says.

If a landlord discovers signs of a problem, such as hoarding, Ley recommends they inform the tenant that the conditions in the unit are a fire and life safety issue or a pest control concern. After a discussion with the tenant, the landlord needs to summarize their main points in writing and indicate that they will return within a specified period of time to check on progress. The landlord should also document their interactions with the tenant.

“A lot of the next steps are dictated by the response that’s received,” Ley says.

If tenants don’t engage with the landlord or their supports, the duty to accommodate will be considered to be fulfilled. However, before issuing a notice of termination, the landlord should encourage the tenant to review the landlord’s concerns with someone they trust, Ley says. The landlord should again offer to connect the tenant with a person or agency that can provide support.

“These are all good steps to take before going the route of the notice of termination,” she observes.

If it becomes necessary, serving a tenant with an N5 notice of termination can encourage the parties to cooperate, Ley says. It can also help tenants to gain access to agencies’ supports that might not otherwise be available.

Jaclyn Seeler, director of supportive housing for the Canadian Mental Health Association (CMHA) Thames Valley Addiction and Mental Health Services, says Canada’s largest housing crisis is placing great strain on many individuals.

“Already, with the rising costs and just trying to make ends meet with low wages and high rent, that adds a financial stress for a lot of folks that are struggling, whether they’re an individual or a family.”

Individuals might also lack friends and family who can offer support during times of emotional distress. That can jeopardize the ability of tenants with a mental health diagnosis to maintain their housing.

While landlords need to respect professional boundaries, they can still build trust with residents, Seeler says. That approach, in turn, can help to de-escalate situations.

“If landlords are willing to become familiar with trauma-informed approaches, as well as learning more about mental health challenges, it can really lend itself to more empathy and compassion especially in the midst of conflict,” she says.

Seeler encourages landlords to offer multiple ways to communicate since some individuals respond better to audio as opposed to writing, while a conversation is best for someone who struggles with literacy. Other tenants may prefer written messages so they can absorb the information before replying.

Marginalized individuals often feel powerless and see their landlord as an authority figure, which can trigger deep-seated fears of losing their housing, Seeler says. In conflict situations, she recommends that landlords schedule a case conference attended by the landlord, tenant, and a support person of the tenant’s choice. Landlords can help if they are flexible with deadlines, and even rent payments, check in on tenants along the way, and offer to connect them to supports.

“Just being flexible and understanding that things may take a little bit longer (is important), so patience is key,” she says.

If residents agree, Seeler suggests that landlords research mental health agencies and communicate that information to the tenant. It’s also important to follow up with the resident several times.

Those actions have the added benefit of showing tenants that their landlord cares about them, Seeler says.

“It puts some autonomy back in their life and says they have a choice here and they can choose to reach out and get those supports, and that someone actually cares about the tenant maintaining their housing stability.”

Supports are based on the choice and autonomy of the individual, and Seeler acknowledges that can put strain on landlords. For example, if tenants terminate their relationship with an agency, landlords no longer have the individual’s support worker as a contact in a crisis. That relationship is formalized when tenants sign a consent form divulging the social service agency they deal with. Seeler says CMHA tries to rebuild trust with clients and has been successful in reestablishing

relationships. Even if clients refuse service, CMHA can recommend other agencies that may be able to help them.

Teichroeb suggests that small landlords hire a paralegal to navigate mental health issues at the LTB. Without experience, it can be difficult for landlords to highlight the detrimental impact of one tenant’s behaviour on others. That makes it challenging to have the tenant evicted, she says. She recalls one tenant who used to scream and cry in her apartment.

“Everybody was greatly disturbed by that… It’s a lot for landlords because you’re left with a broken Landlord and Tenant Board system. If you get to a hearing, some of these tenants will say, ‘I’m getting better,’ and they’ve got a paralegal on their side or duty counsel helping them fight to be able to stay. It’s an endless circle that landlords are stuck trying to navigate for their other tenants. They’re stuck.”

Teichroeb believes in getting to know residents and says landlords should use the notice of entry to ask how their tenant is doing.

“When you go to inspect, it’s not just to inspect the property but it’s a check-in with your tenant. That’s how you sometimes develop these relationships, especially if you are a landlord and you don’t live on site,” she says.

While many small landlords prefer to maintain an arm’s-length relationship with tenants, Teichroeb says there needs to be a balance between acting professionally and touching base with residents. It’s especially important for landlords to document interactions in writing and not allow themselves to be drawn into tenants’ personal affairs.

Landlords should also keep in mind who their tenants are.

“Having a check-in with some of your most vulnerable tenants is always wise,” Teichroeb adds.

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

Sign up online or call Jenifer Fitzgerald.

RENTAL HOUSING CANADA CONFERENCE HEADS TO THE CAPITAL REGION IN 2026 RENTAL HOUSING CANADA CONFERENCE HEADS TO THE CAPITAL REGION IN 2026

Mark your calendars! Rental Housing Canada’s national conference is coming to Ottawa from May 26–28, 2026, at the Rogers Centre in the heart of the nation’s capital. This signature event brings together policy-makers, industry leaders, and service providers for three dynamic days of learning, collaboration, and connection.

With a forward-looking program focused on innovation, sustainability, leadership, market trends, and housing policy, the 2026 conference promises to spark important conversations and fresh ideas. Expect thoughtprovoking keynotes, expert panels, and meaningful networking opportunities - all designed to help shape the future of rental housing in Canada. Stay tuned for exciting programming updates!

Visit our website: www.rentalhousingcanada.ca

Rental Housing Canada (formerly CFAA) is the leading national association representing Canada’s rental housing sector, directly serving owners and managers of nearly one million residential rental suites nationwide.

The association advocates on behalf of Canada’s rental housing industry, which provides quality homes for more than 10 million Canadians. The association serves as a hub for information exchange and best practices, supporting the health and prosperity of Canada’s rental housing market and the well-being of communities from coast to coast.

PRESIDENT’S MESSAGE

We hope everyone is enjoying a wonderful summer so far. The HDAA had a strong start to 2025, hosting three engaging dinner meetings and wrapping up the season with our Annual Golf Tournament in June. Looking ahead, we’re excited for the second half of the year, which includes two more dinner meetings, our Annual Trade Show, and hopefully additional networking and educational opportunities. We’re also awaiting the next report on the Licensing By-law, which has faced several delays. It’s now expected in September, and we remain hopeful that meaningful updates will be shared at that time. Uncertainty continues to shape the rental housing market, the general housing market, and the broader economy, and the months ahead will be key in determining what lies ahead in the near term.

- Daniel Chin, President, HDAA

Safe Apartment Buildings By-law

Hamilton’s Safe Apartment Buildings By-law, part of the new City-wide Apartment Rental Program, will come into effect on January 1, 2026. It mandates annual registration and ongoing compliance for apartment buildings with two or more storeys and six or more rental units. Under the by-law, property owners must submit a suite of mandatory maintenance plans including pest management, waste disposal, cleaning routines, electrical servicing, HVAC care, capital repair forecasts, and a Vital Services disruption plan to maintain consistent property standards over time. Landlords are required to maintain a tenant notification board in a central common area, establish and track Tenant Service Request channels, and preserve service logs for at least 30 months. All registered buildings will be evaluated by City inspectors, with evaluation scores published publicly as part of the program’s transparency efforts.

A concern for landlords will be the restriction on renting vacant units. Property owners will be prohibited from showing or leasing any unit that does not meet minimum maintenance standards,

has unresolved property standards orders, lacks essential services such as heat or water or has known pest issues. While ensuring livable conditions is a shared goal, these rules place landlords at risk of extended vacancy periods and revenue loss particularly in older buildings where maintenance issues can be ongoing or delayed due to contractor backlogs. The by-law itself stems from a six-year campaign by tenant advocacy groups like ACORN Canada, resulting in amendments that introduced stricter registry requirements, increased fines (from $400 to $600 per infraction), and additional multilingual documentation mandates. Many landlords are concerned that these changes create duplicative red tape, especially since similar standards are already enforceable under provincial and municipal law. While tenant safety is important, effective and consistent by-law enforcement remains uncertain, given the City’s historical challenges in processing property standards complaints in a timely or balanced manner.

While Hamilton’s Safe Apartment Buildings Bylaw aims to improve rental housing conditions, many landlords are raising concerns about its

financial and operational burden, especially for small- to mid-sized property owners. The by-law requires annual registration, detailed maintenance plans, ongoing inspections, and tenant-facing administrative tasks like maintaining service logs and notification boards. These requirements increase operating costs and administrative overhead, particularly for landlords without professional property management teams. Additionally, the threat of fines, inspections, and restrictions on renting out vacant units may create uncertainty and risk aversion among owners, discouraging reinvestment in aging buildings.

From a rental housing supply perspective, landlords may choose alternatives rather than invest in costly compliance upgrades especially for older, lowermargin buildings. Some may opt to convert rental units to condo ownership (although there are restrictions), short-term rentals (where allowed) or sell to larger institutional investors, reducing the City’s stock of affordable, mid-tier housing. Others could pass on added compliance costs through rent increases in newer or exempt buildings, ultimately making housing less affordable for future tenants. There could also be a reduction in services/amenities in buildings to offset costs or cutbacks on building improvements and unit improvements. The worry is that in trying to improve rental quality, the by-law could accelerate the decline of small-scale rental providers, shrinking supply at a time when Hamilton already faces growing demand and a long housing waitlist, and add to the growing affordability issues. The real test will be how the City balances proactive enforcement with education and support for landlords, particularly those with limited resources.

Jamesville development

The Jamesville site has remained vacant since 2015, when the City of Hamilton began relocating tenants from the original 91unit CityHousing complex in anticipation of a public-private redevelopment. Now, a decade later, the site stands as a visible reminder of delay, its abandoned townhomes deteriorating into an eyesore and drawing frequent complaints from nearby residents about overgrown vegetation, graffiti, and illegal dumping. Although Hamilton City Council unanimously approved the redevelopment plan in 2022, CN Rail promptly filed an appeal to the Ontario Land Tribunal (OLT), citing concerns about potential future resident complaints related to noise, vibration, and odour from its nearby Bayfront shunting yard. While the OLT initially scheduled a contested hearing for early 2025, it has since granted additional time for the parties, CN, the City, developers, and non-profit housing partners to negotiate a resolution outside formal litigation. The tribunal set a September 2025 deadline for a potential settlement, after which CN must decide whether to proceed with its appeal and seek a hearing.

In a recent development, the City’s request for a Minister’s Zoning Order (MZO) adds pressure to break the impasse and move the long-stalled project forward. Facing continued uncertainty due to CN Rail’s appeal and years of delays, Hamilton formally submitted the MZO request to the Ontario government in July 2025. An MZO is a powerful planning tool that enables the Minister of Municipal Affairs and Housing to bypass normal appeal processes and fast-track development approvals, effectively overriding the OLT’s jurisdiction. In this case, it would neutralize CN’s objections related to noise, vibration, and

proximity to rail operations, which have blocked progress since 2022. The MZO request is currently in the public consultation phase, with comments accepted until August 12, 2025, marking a crucial turning point for the project’s future.

Under the proposed MZO, the redevelopment would proceed in phased construction, beginning with 132 stacked townhomes for private market sale, an essential revenue source to help fund future affordable housing components. Subsequent phases would deliver between 46 and 210 affordable units, including supportive housing through partners like Indwell and a new CityHousing Hamilton rent-geared-to-income building. The final phase will see a high-rise tower featuring nearly 300 market-rent apartments. While this phased approach facilitates earlier construction starts, the exact phasing schedule and affordability requirements remain under provincial review. Mayor Andrea Horwath and City staff have been vocal in urging immediate action, emphasizing that the land is fully serviced (zoning was unanimously approved in 2022) and the project supports the province’s transit-oriented housing goals. With the original Jamesville tenants displaced over a decade ago, City leadership considers further delay unacceptable, placing significant pressure on Queen’s Park to intervene decisively.

Past event

June 10, 2025 – HDAA Golf Tournament

The HDAA hosted our Annual Golf Tournament on June 10, and it was a fantastic day filled with golf and networking. Participants were treated to gelato, delicious food, and giveaways from

our generous sponsors, along with an exciting lineup of raffle prizes. Highlights included two lucky winners taking home our much-anticipated wine cellar prizes and a successful 50/50 putting contest with one sharp winner coming out on top.

A very big thank you to our Platinum sponsors for the event, Eco Steam Pest Control, Home Depot, and Xcel Construction. Thank you to everyone who joined us; we are already looking forward to another great tournament next year!

Upcoming events

September 10, 2025 – Dinner Meeting

The HDAA will be holding our next dinner meeting on September 10. Make sure to mark your calendars and keep an eye out for our emails for more details.

October 2025 – Trade Show

The HDAA provided an update to our members at our May dinner meeting on the closing of our Trade Show venue. The HDAA is working diligently to find a new venue and will provide an update to our members once details are finalized.

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

EXECUTIVE DIRECTOR’S MESSAGE

The ARLA office has been busy over the summer planning for our upcoming events, Board Election, and 2026 events.

We have been reaching out to the candidates for the municipal election and gathering their thoughts on our questions about property taxes, waste removal, security, and the City of Edmonton’s economy, and have been posting these in our monthly updates to ensure our members are well informed when it is time to vote. We have met with several of the candidates about our concerns making those connections.

Looking ahead to the rest of 2025, we’re focused on delivering value with fantastic events (like our annual Member Appreciation BBQ), providing more opportunities for members to connect, and publishing timely updates on the local, provincial, and federal issues that matter the most to Alberta landlords. We will continue to keep you informed, engaged, and empowered so you can maintain a thriving business in an ever-changing economic environment.

- Donna Monkhouse, Executive Director

Golf tournament

Our 2025 Golf Tournament being held at the Quarry is once again sold out! We are looking forward to this event on September 5, 2025. Thank you to our sponsors.

What’s happening in Edmonton?

Edmonton’s municipal election is scheduled for October 20, 2025. At present, several people are registered to run for mayor. Two of the more experienced candidates include Andrew Knack, Edmonton’s longest-serving city councillor, and Tim Cartmell, who has been on council since 2017. Other currently registered mayoral candidates include Abdul Malik Chukwudi, a civil engineer who ran in the previous election, and Omar Mohammad, a pediatric dental surgeon. Michael Walters has also recently announced his

candidacy for mayor. The deadline for nominations is September 22.

ARLA is currently working on the issue with respect to property taxes to phase out the Other Residential subclass in 2026. This issue will be put forward to the new City of Edmonton Council. ARLA is continuing its efforts to improve the waste removal system with the City. We will continue to advocate to have waste removal put back into property managers’ hands.

What’s happening in Calgary?

The City of Calgary reports steady progress on the redevelopment of the former Midfield Mobile Home Park site, which is being renamed Midfield Heights. Located along 16 Avenue NE, the project will transform the vacant land into a new mixeduse community with more than 1,000 housing units. Planning approvals were secured in 2021, and site servicing was completed in 2024. The City is preparing the land for development and will release parcels to builders in phases. The project includes a variety of housing types, retail spaces, and public amenities, with the goal of creating an inclusive community that aligns with the City’s broader urban planning goals.

Upcoming changes to the RTA

We are still waiting on pending changes to Alberta’s Residential Tenancies Act (RTA). It is being updated to include a clause on electronic communication. This amendment will allow 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.

Donna Monkhouse

The update to the RTA is currently awaiting its third reading, which would be the final stage of becoming law. Other changes are still under way with the Alberta Law Reform Institute and will take time.

Investing in Alberta's rental properties: Join ARLA for unmatched benefits

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. This year’s golf tournament is on September 5, 2025 at the Quarry once again and we are looking forward to it! Our networking events, such as the member 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 three 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 Tenancies Act course

SuiteSmarts is an online interactive learning tool designed to help Alberta landlords become better acquainted with Alberta’s Residential Tenancies Act (RTA). 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

July 18, 2025 – Member Appreciation BBQ

We held our annual Member Appreciation BBQ, and networked and fed over 120 members over the lunch hour. Once again, we had a beautiful sunny day!

Future events

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 three 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

• October 22, 2025: Service Alberta presentation on residential tenancy fundamentals along with RTDRS, consumer investigations, and the utility advocate

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!

CEO’S MESSAGE

Leading the way in Saskatchewan’s rental housing sector

At Rental Housing Saskatchewan (RHSK), we continue to build momentum as a leading voice and connector in the province’s rental housing landscape. From professional development to policy advocacy, our work is driven by one goal: to support rental housing providers in building, managing, and sustaining high-quality homes for Saskatchewan families.

- Landon Field, CEO

Growing connections and education

This summer, we made meaningful connections across the province, meeting members in Regina, Moose Jaw, and Saskatoon to launch the LEAP Certificate. Designed to elevate professional development in our industry, LEAP is nearing completion and set to go live this September. With over 50 individuals already on the waitlist, demand has been strong, and we're excited to roll out this new educational opportunity. LEAP (Landlord Legal Education Program) is a brand new, first of its kind online certificate for Saskatchewan rental housing providers. This will provide a basis of understanding regarding the Residential Tenancies Act, eviction prevention, tenant screening, and how to correctly follow the legal requirements in our province.

Our Lunch N’ Learn events and member meetand-greets have been instrumental in reaching smaller urban centres, which is key to our strategic growth. These efforts are helping us deliver not just education, but a sense of community and shared purpose. In the next month, we will be hosting events virtually, in Prince Albert, North Battleford, Yorkton, and Swift Current.

Conference & awards momentum

Preparations for our annual conference presented by Home Depot are in full swing. We’re proud to report that sponsorship is already 80 per cent sold, and the supplier tradeshow is on track to sell out for a second straight year. With early bird registration underway and exciting session content in development, this year’s conference promises to be our most dynamic yet. Our annual Rental Housing Conference brings together industry professionals, local investors, suppliers,

and great educational sessions. This year there will be sessions on marketing, selling, economic outlook, engaging keynote speakers, and unique opportunities.

We’ve also received 55 nominations across 14 award categories. Each year we host an awards luncheon sponsored by Yardi. We recognize renovation projects, rental developments, property management staff, executives, and more. One particularly meaningful moment will be the presentation of our inaugural Lifetime Achievement Award. This new tradition reflects our deep respect for those who have helped shape our sector and will recognize a humble giant who helped shape Saskatchewan’s rental sector and our association.

Landon Field, CEO

Advocacy: Standing up for owners and free markets

As Saskatchewan faces renewed calls for rent control from an opposition petition, RHSK has taken a firm and principled stance. We believe in free markets and fair competition, principles that allow quality housing providers to innovate, invest, and improve. Rent control would stifle competition, reduce housing supply, and undo the progress our province has made in encouraging development and professionalization within the rental sector.

Saskatchewan continues to lead the nation in affordability when it comes to rental prices, and the ability to build and invest in projects that shape our rental landscape.

This summer, RHSK CEO Landon Field had the privilege of touring new developments by leading firms like Avana and Real Life Rentals, who are building, managing, and delivering high-quality rental homes for hundreds of Saskatchewan families. These developments are real-world proof of what responsible, innovative rental housing can look like when policy supports rather than hinders progress. RHSK looks forward to highlighting even more member projects and award nominees in the coming weeks.

Looking ahead

This August, RHSK continues to build relationships and deliver value. We’re hosting a sponsored SaskPower webinar and an evening workshop focused on rental agreements and promoting our LEAP Certificate.

We’re also expanding our capacity. A posting for our second fulltime staff member will go live this month to support our ongoing growth and programming. A full-time Member Services Coordinator will engage with our members, help plan events across the province, and engage with our suppliers and service members to deliver value for members.

As always, our members are at the heart of everything we do. Together, we’re creating a stronger rental housing sector, one that provides stability, opportunity, and a place to call home for thousands across our province.

Top five summer risks that can lead to emergency restoration calls

By Lydale Restoration

Summers often brings sunshine and vacations but it also comes with a set of seasonal risks that can cause serious damage to homes and businesses. We often see a spike in emergency calls during the warmer months. Here are the top five summer hazards to watch out for.

1. Wildfires & smoke damage

As temperatures rise and conditions become dry, wildfire threats increase, especially in forest-adjacent communities. Even if flames don’t reach your home, smoke and soot can cause significant damage to interior surfaces, HVAC systems, and air quality.

Tip: Create a defensible zone by clearing dry brush, leaves, and debris at least 10 metres from your home.

2. Flash flooding from summer storms

Sudden downpours can overwhelm gutters, drains, and municipal systems, leading to flooded basements and property damage.

Tip: Inspect and clean your gutters and downspouts. Consider installing a sump pump with a battery backup system.

3. Air conditioner leaks or failures

An overworked or poorly maintained A/C unit can leak water into your walls or ceilings, leading to mold growth and structural issues.

Tip: Schedule an annual A/C inspection and keep drain lines clear to prevent overflow.

4. Outdoor water usage gone wrong

Leaky garden hoses, cracked sprinkler lines, and unattended irrigation systems can cause extensive water damage, especially if water seeps into your foundation or basement.

Tip: Regularly inspect hose connections, turn off water when not in use, and avoid overwatering near your home’s exterior.

5. Vacation mishaps (while you’re away)

A burst pipe, electrical issue, or unnoticed leak can go undetected for days if you’re away on vacation, leading to extensive damage by the time you return.

Tip: Ask a trusted neighbour to check your home every few days, and consider installing a smart leak or smoke detector that alerts your phone. While you can’t prevent every emergency, you can take steps to reduce your risk. If the unexpected happens, we are here to help 24/7. Stay prepared and stay protected.

As a residential rental property manager, you’re responsible for much of the day-to-day operations that keep the facility in good standing and safe for the tenants. While regular property maintenance and minor repairs may be manageable by your in-house staff, more significant issues require

a professional team equipped with the right equipment to ensure problems are handled correctly and promptly with as little disruption as possible.

Future event

October 8-9, 2025 - 2025 Rental Housing Conference

RHSK is thrilled to welcome members from across the province to an engaging and informative in-person conference in Saskatoon. Join us at the Saskatoon Inn and Conference Centre. The 2025 Saskatchewan Rental Housing Conference promises to be a reunion of members, where everyone will learn, connect, and have fun through a variety of engaging presenters, and interactive sessions.

If you are looking for accommodations, we now have an RHSK Member Rate. You can call the front desk at the Saskatoon Inn & Conference Centre at (306) 242-1440 ext. 0. Register here today!

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

Final Take Away Final Take Away

Marketing that moves: How to reach today’s renters

By Peter Altobelli, Vice President and General Manager, Yardi Canada Ltd.

Brought to you by Yardi Canada Ltd

Canada’s rental market is shifting, and it’s shifting fast. With nearly 40,000 new purposebuilt rentals expected in 2025, according to Yardi’s Canadian rental market analysis, housing providers face more competition than ever. At the same time, demand is growing in surprising places. RentCafe.com’s latest renter interest report shows that Saskatoon, Calgary, and Regina saw the biggest jumps in online apartment searches at the start of this year. As inventory and renter expectations rise, a strong marketing strategy isn’t optional—it’s essential.

Be everywhere renters expect you to be

A recent national survey conducted by simplydbs and Yardi found that 92% of Canadian renters want to see listings on property-specific website while 76% still value ILS sites during their rental journey. ILS platforms help renters discover you, but your website helps them decide. Having both ensures you reach renters early and leave a strong impression.

Your website should go beyond basic info. It should reinforce your brand, communicate your value, and guide renters through next steps, whether that’s booking a tour, starting an application or contacting your team. Seamless design and intuitive navigation make a big difference here.

Show, don’t just tell

Renters today expect a full visual experience before they ever step foot on a property. A separate RentCafe.com survey found that 78% of renters value high-quality photos, 84% value detailed floor plans, and 68% say virtual tours help them make faster decisions. In one case, a property that implemented virtual tours saw a 2.6x higher conversion rate, according to LCP Media. Photos should reflect what renters will actually see: clean, well-lit spaces that give a sense of scale and livability. And don’t underestimate the value of a well-produced tour video, especially in a competitive market.

If your listings don’t clearly show what a renter can expect—and how they’ll feel living there— you’re likely to lose them to a competitor who does.

Fast answers win leases

Beyond visuals, responsiveness is key. The simplydbs and Yardi survey revealed that 87% of renters expect to hear back from a property

within 24 hours of reaching out. Automating firsttouch responses with a chatbot or using AI tools to answer common questions can help you meet these expectations and reduce the burden on your team.

Timely replies build trust, especially with younger renters who are used to on-demand digital interactions. Whether it’s a text, email or live chat, showing up quickly tells renters you value their time.

Marketing that pays off

Better marketing isn’t just about brand perception. It can deliver real returns. According to a Greystar case study, they reduced their average vacancy by five days, a change that translated to $37,895 in additional annual revenue per property. These results weren’t from a full rebrand or massive investment. They came from smarter marketing powered by visuals, automation, and strategy.

Let technology do the heavy lifting

Still, many providers are struggling to keep up. The simplydbs and Yardi survey found that 57% of respondents don’t have the in-house resources to manage their marketing effectively. Fortunately, you don’t need to do it all yourself. Many platforms now include AI tools that automatically write listing descriptions, optimize content for search, and syndicate across channels. External partners can also provide media, manage advertising campaigns, and guide your strategy, giving you more time to focus on operations.

In today’s rental market, marketing isn’t a backoffice function; it’s a frontline differentiator. With the right tools and tactics, you can attract more renters, fill units faster, and reduce costly vacancy.

Want to market smarter and reduce vacancy faster? Visit ReachbyRentCafe.com