RHB’s forum for rental housing associations to share news, events and industry information
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.
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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.
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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.
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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
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Attend two networking receptions a year
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Attend two free education events a year
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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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RHPNS
RENTAL HOUSING PROVIDERS NOVA SCOTIA Advocacy | Education | Membership Services
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RHPNS has stepped up its advocacy as government activity around housing accelerates C 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 NS scrutiny over rising rents.
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E RHPNS continues to ensure our sector’s voice is heard through focused advocacy, practical no buildings NS education, and strategic outreach. As the policy landscape shifts quickly, we remain committed to representing members with clarity, credibility, and purpose.
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- Kevin Russell, Executive Director
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RHPNS challenges Halifax Water rate hike—and the impartiality of its review H Advocacy | Education | Membership Services
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
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no buildings 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.
RENTAL HOUSING PROVIDERS NOVA SCOTIA Advocacy | Education | Membership Services
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.
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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.
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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.
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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.
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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 Tracy Norman 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
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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.
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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.
Sign up online or call Jenifer Fitzgerald. Ph: 519-672-6999 Web: www.LPMA.ca
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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
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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
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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.
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.
Past event
October 2025 – Trade Show
June 10, 2025 – HDAA Golf Tournament
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.
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
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
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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 Donna Monkhouse 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.
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?
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
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.
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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.
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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
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
October 10, 2025 – RTA Fundamentals Workshop Webinar 9:30 am – 12:30 pm
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!
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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
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.
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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.
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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.
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!
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
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
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