Hot Topics:
RHSK discusses what's new at the association, its latest education program, and Indigenous Economic Development Day. pg. 49
EOLO discusses the use of water monitoring devices, new water, sewer, and stormwater rates, and the results of the anti-renoviction study. pg. 53
ARLA discusses the Landlord Resource Tradeshow and ARLA Achievement Awards, as well as what's happening in Edmonton and Calgary. pg. 57
LPMA discusses how regular maintenance inspections can help to control pest problems in their buildings. pg. 61
Check out the digital version of RHB Magazine for news from HDAA and RHPNS.
The Member Associations
CEO’S MESSAGE
Looking ahead: A promising year for RHSK
As we look ahead to the remainder of 2025, Rental Housing Saskatchewan (RHSK) is optimistic about the opportunities on the horizon. With new educational programs under way, expanded advocacy efforts, and a growing network of members, our association is well-positioned to continue advancing the interests of Saskatchewan’s rental housing sector.
We remain focused on promoting housing supply, ensuring fair regulation, supporting landlords through practical resources, and fostering a connected, engaged membership community.
We extend our sincere thanks to each of our members for your continued support and participation. It is through your involvement that RHSK can do this important work, and we look forward to connecting with you at upcoming events, workshops, and advocacy initiatives throughout the year.
The strength of an association lies in its people: the members, volunteers, directors, and staff who work together to move the industry forward. At RHSK, we are proud of what we have accomplished in the past year, and even more excited about what we will achieve together in the months ahead. Thank you for being part of the RHSK community.
- Landon Field, CEO
Building momentum: 2025 updates from RHSK
As we move further into 2025, RHSK continues to build momentum, drive advocacy, and strengthen services for rental housing providers across the province. It’s been an exciting and productive season for our association, marked by new team members, valuable events, advocacy milestones, education initiatives, and leadership growth.
This update captures the highlights and progress of the past several months, reflecting our unwavering commitment to supporting Saskatchewan’s rental housing industry and fostering collaboration within our sector.
Welcoming a new face to the RHSK team
RHSK is pleased to announce the addition of a new team member to our growing organization. In May, we welcomed Emily Young as our new Member Services Coordinator. Emily will take the lead on coordinating
Emily Young
events, supporting members, and enhancing the services our association provides. With a strong background in customer service and community engagement, Emily brings energy and experience to this important role. She will serve as a direct point of contact for member inquiries, assist in organizing workshops and networking opportunities, and help ensure members are equipped with the resources they need to thrive. We encourage all members to reach out, introduce themselves, and connect with Emily in the months ahead.
RHSK
at
the CFAA
Conference: Connecting on a national stage
In May, RHSK proudly participated in the annual conference hosted by the Canadian Federation of Apartment Associations (CFAA), now officially rebranded as Rental Housing Canada. The national rebrand signals an exciting new chapter for our sector, and RHSK is pleased to support this inclusive, refreshed identity that better reflects the diversity of Canada’s rental housing community. Our CEO, Landon Field, was joined at the event by Board Directors Sheena Keslick and Lorie Houle. The conference provided an excellent opportunity to engage with peers from across the country,
Landon Field, CEO
exchange insights on industry trends, and connect with innovative service providers offering valuable tools and solutions for rental housing operators.
Sessions at the conference addressed key topics including market conditions, operational efficiency, affordability strategies, tenant relations, and government relations, which are all highly relevant to the Saskatchewan market. Events like these strengthen our collective knowledge and ensure that Saskatchewan’s voice is represented in national housing policy conversations.
Launching a new education program: Landlord Legal Education
A major milestone for RHSK this spring is the launch of our brand-new online education program: Landlord Legal Education: Know Your Rights and Understand Your Responsibilities.
Developed in response to member feedback and an identified need for accessible, reliable legal education, this online certificate course equips landlords and property managers with essential knowledge of the Residential Tenancies Act, 2006 and related regulations in Saskatchewan. The course covers key topics including tenancy agreements, rent increases, deposits, notices to vacate, eviction processes, maintenance responsibilities, and navigating disputes. Delivered entirely online, the program is designed to be practical, user-friendly, and available to members no matter where they are in the province.
We officially launched the education program at a Member Appreciation Event on June 24 at Lucky Bastard Distillery in Saskatoon. It was a fantastic evening of conversation, connection, and celebration, as members gathered to network and learn about this valuable new resource. We look forward to seeing many members complete the course in the months ahead.
Ticket giveaways: Supporting community, supporting our members
As a thank-you to our engaged and growing membership, RHSK has been offering members a chance to win tickets to Saskatchewan Roughrider games throughout the summer. Members can earn entries by attending RHSK events or referring new members to join our association.
These giveaways are a fun way to show appreciation for our membership community, and a great reminder that RHSK isn’t just about advocacy and education: it’s about connection, too.
Advocacy in action: Indigenous Economic Development Day and government
engagement
Advocacy continues to be a cornerstone of RHSK’s mission. In recent months, CEO Landon Field attended Indigenous Economic Development Day at Wanuskewin, representing Saskatchewan’s rental housing sector and affirming our commitment to working with Indigenous communities, organizations, and leadership on housing solutions.
The CEO also held productive meetings with stakeholders and elected officials in government and opposition to advance the interests and priorities of our members. Discussions focused on increasing supports for excessive damages, promoting housing supply initiatives, improving regulatory efficiency, and making sure rental housing providers’ and landlords’ voices are heard.
These advocacy efforts are critical to ensuring the unique needs and perspectives of Saskatchewan’s rental housing industry are understood, respected, and addressed at every level of decision-making.
Annual General Meeting: A strong year of growth
RHSK will hold its Annual General Meeting (AGM) on June 19, 2025, marking the conclusion of what has been a record-setting year for our organization.
Thanks to the hard work of our team, the dedication of our Board of Directors, and the loyalty of our
members, RHSK has achieved substantial growth in both membership and program delivery over the past year.
Our financial position is strong, our membership is expanding, and our influence as an advocate for the rental housing sector continues to grow. The AGM will offer members an opportunity to review the year’s accomplishments, participate in important association business, and help shape the direction of RHSK for the year ahead.
Online Evictions Workshop: July 9
RHSK is also pleased to partner once again with the Office of Residential Tenancies (ORT) to host a virtual workshop focused on eviction processes in Saskatchewan.
The Evictions Online Workshop will be held on July 9, 2025, and will cover essential information on serving notices, attending hearings, and complying with provincial legislation. As evictions are one of the most sensitive and strictly regulated aspects of property management, we strongly encourage landlords and property managers of all experience levels to attend.
Workshops like these are a core part of RHSK’s commitment to providing practical, timely education that helps our members manage their properties with confidence and care.
Board elections: Record engagement and new leadership
This spring, RHSK held its most engaged Board of Directors election in association history, with a record number of candidates and votes cast.
We’re pleased to congratulate the following directors on their re-election:
• Laura McNern, North Prairie Developments
• Lorie Houle, Saskatoon Real Estate Services
• Tim Thompson, Stone Ridge Properties
• Jamie McDougald, Deveraux Apartment Communities
• Brent Sjoberg, Avana
We also warmly welcome new director Brett Ackerman, a realtor and private rental housing operator with extensive experience in residential property management and real estate investment. Joining them are our returning directors:
• Donna Singbeil, Singbeil Property Management Consulting
• Amanda Bolan, K+A Capital
• Jeff Trapp, Journeypoint Enterprises and REAL Property Management
• Chris Lee, Squire Property Management
• Matt Roberts, Riverbank Development Corporation
This dynamic and experienced Board reflects the diversity of Saskatchewan’s rental housing community, from large multi-family operators to private landlords, consultants, and real estate professionals. Together, this leadership group will guide RHSK through another successful year of advocacy, education, and member service. We would like to thank Ramona Maraj and Gavin Little for their years of service and dedication to the association, and who will be leaving the Board this year. We would also like to thank Sheena Keslick for her years on executive who will be moving into the Past Chair role. The association will also welcome Amanda Bolan as the new Board Chair for 2025.
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
Chair’s message
Mandatory organics recycling is now one year into its four-year rollout in the multi-family sector in Ottawa. An update was provided at the EOLO Education Event on April 16.
Set out below are reports on the water monitoring issue dealt with by the City’s Environment Committee in May, along with new water, sewer, and stormwater rates to take effect in 2026.
There are also updates on the City’s anti-renoviction study, and the new Property Standards search tool, which was also addressed on April 16.
- John Dickie, Chair, Eastern Ontario Landlord Organization
Water monitoring devices
Numerous EOLO members use water monitoring devices to alert them if their properties suffer from water line breaks or other excess water use. The devices typically send immediate alerts to key operational staff so they can act immediately to turn off water and reduce water damage to properties. That helps prevent increases in insurance rates. The alerts also limit damage to tenants’ belongings and reduce bills for excess water consumption.
Those bene fts came under risk during the City of Ottawa's recent review of the Water By-law. Focusing solely on issues for the City, City staff initially recommended amending the Water By-law to ban the attachment of any devices to City water meters unless the devices were approved by the City. None of the devices in use were approved by the City, even though several of them have been in use for fve or six years.
City staff alleged some of the devices interfere with the proper operation of the City’s meters in reporting water consumption accurately, and the City’s staff and contractors sometimes damage the devices when they service the City’s meters.
The most commonly used devices are Flowie and Flowie-O water fow sensors provided by Alert Labs. Alert Labs indicated that its devices did not interfere with the City’s meters, and they can be readily removed and reattached if any servicing is needed for the City meter. A survey of major EOLO members did not disclose any reports of problems, either with negative effects on the City’s meters or with any damage to the Alert Labs devices.
EOLO took the position that what was needed was a win-win solution. Obviously, any devices should not interfere with the proper operation of City’s meters. But in addition, we also want the ability to receive rapid alerts about excessive consumption, both to avoid excess water use and to minimize damage by fooding. Both the staff and Councillors agreed with those goals.
The water monitoring issue was resolved on a friendly basis, with the agreement of the City staff to work with Alert Labs to test its devices, address any issues, and then authorize them, both for current installations and future installations. EOLO made the point that many of the devices have already been attached for fve or six years. The plan is not to order removal unless a problem is proven, which Alert Labs thinks is highly unlikely. Alert Labs has met with City staff and will provide samples of their devices for testing. The City expects its approval of devices to take “a couple of months”. After approval, the City will want Alert Labs to provide them with a list of addresses where the devices are installed. Alert Labs will be in touch with its customers about that requirement.
After approving the Alert Lab devices, the City will move on to approving other devices, either by approving specifed technology or by approving a list of named devices.
EOLO made the point that as rental providers we are currently most concerned about the ability to continue to use the Alert Labs devices. We also want a wide array of devices and technology to be approved for use to encourage technological advances, good client service, and competitive pricing. The councillors all seemed to take in all those issues.
EOLO thanks its members who responded quickly to EOLO’s mini-survey so that we were informed for the discussions before and at the Environment Committee meeting. We also thank Alert Labs and City staff for working with EOLO to reach what appears likely to be a solution satisfactory to all parties.
New water, sewer, and stormwater rates
The water, sewer, and stormwater rates have also been revised with the new rate structure to effect in April 2026. In summary, compared to other types of properties, multi-residential properties receiving City water services are still to pay relatively low fxed 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 fxed, 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. Of fce 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-res 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.
Anti-renoviction study
The January 2025 issue of Regional Association Voice reported at length on the City’s consideration of a study of an anti-renoviction by-law along the lines of those new by-laws in Hamilton, Toronto, and London. In January 2025, the City of Ottawa decided to give the Province time to consider and tell the City when it would bring in the reforms to the renovation notice provisions. The hope was that the Province would implement the new rules, and the City of Ottawa might not need to act (or at least would have a less serious issue to address).
At this time, it appears that the Province has not announced any plan to implement the reforms, which means the City will be going ahead with its own study. A general City-wide housing needs assessment has been done, as part of the updating of the Ten Year Housing and Homelessness Plan. That will avoid some of the work that City staff thought might be needed for the anti-renoviction study.
EOLO will communicate with City staff about the issues in major repairs and renovations, since as an industry we need to be able to perform certain major repairs, but we also want to avoid the public relations black eye that illegitimate actions create.
The Property Standards search tool
After several years in development, the City has launched its new Property Standards search tool. Council directed that the search tool be created as a tenant/consumer protection tool when they voted down landlord licensing fve years ago. Property owners, managers or prospective tenants can search for a property through the search tool available by searching “City of Ottawa Property Standards search tool”. The information is reported for a whole building, not unit by unit.
Since the decision to proceed with the search tool, EOLO provided input on it to City staff. Our input resulted in a major improvement in the search tool. In Vancouver and Toronto, the equivalent search tool lists all the complaints made by tenants whether verifed or not. EOLO told the Ottawa by-law staff that that would be unfair because tenants, often do not report problems to landlords before calling by-law, and sometimes tenants report what they perceive to be a problem that is not an actual violation. The By-law Services Policy staff agreed with EOLO that the search tool
Multi-Housing Specialist
should NOT report mere requests for service (e.g., complaints) from tenants.
Property standards violations are only to appear in the search tool if a property standards of fcer has determined that there has been a violation by the landlord (not necessarily fault, but a de fciency since there can be a de fciency that the tenant did not report to their landlord). Moreover, the search tool is not to include valid complaints where the by-law of fcer contacts the landlord by phone or email or other means without issuing an order. Ottawa’s by-law of fcers often do that, especially when landlords respond reasonably to such outreach. It’s easier and quicker for the of fcers, and the problems are fxed more quickly. Violations are only to be recorded in the search tool if the by-law of fcer considered that enforcement steps were necessary and took them (e.g., issuing a City work order).
There is also language that reminds users that, because of the number of units involved, a violation is more likely to be found in a building of 200 units than a building of two units. (Getting the building unit count data from the Municipal Property Assessment Corporation resulted in a long delay in implementation, although that was not EOLO’s purpose in suggesting the information be presented.)
EXECUTIVE DIRECTOR’S MESSAGE
Summer is now in full swing, and the weather is looking much better. While some people are taking Fridays off and heading off for summer vacations, ARLA continues to work on behalf of our membership because our landlord members don’t take days off in providing safe, affordable housing. Although the federal election is behind us, we have municipal elections in Edmonton and Calgary coming up in October. There is always work to be done with respect to advocating for our membership at all levels of government.
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
Landlord Resource Tradeshow and ARLA Achievement Awards
As you may be aware, on April 25, we held our 2025 Landlord Resource Tradeshow & ARLA Achievement Awards at the River Cree Resort and Casino. What a great event! More than 700 people attended the event, and the 51 exhibitors had a great experience interacting with the attendees. The Achievement Awards Luncheon had a full house with more than 260 people recognizing the people who made a great impact in our industry. The winners of the 2025 ARLA Achievement Awards are as follows:
• Property Manager of the Year – Jody George GEF Seniors Housing
• Senior Leader of the Year – Dinika Matychuk, Leston Holdings
• Site Employee of the Year – Evan Jasmin, Avenue Living
• Rental Housing Provider of the Year – Deveraux Apartment Communities
• Small Rental Housing of the Year – Hyphen Group
• Not for Profit Housing Provider – GEF Seniors Housing
• New Development of the Year – Edgemont Flats – Leston Holdings
• Service Member of the Year – World Floorcoverings
• Rookie of the Year – Connor Klak, Leston Holdings
• Support Staff of the Year – Christian Koffi, Right at Home Housing
• Renovation over $250,000 – Whitehall Square, Boardwalk
Thank you to all our sponsors, including Christensen & McLean Roofing Co. and SingleKey as our Main Event Sponsors, and Home Depot as our Trade Show bag sponsor.
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. The deadline for nominations is September 22. Edmonton City Council is considering a bylaw to allow large and medium-scale multi-unit developments in mature neighbourhoods. The goal is to help address the City’s growing housing needs. This initiative focuses on areas near the Valley Line West LRT expansion to increase housing density and make better use of existing infrastructure. Rental housing advocates and other supporters have argued that more housing options are needed to meet the demand and control rising housing costs. Mayor Amarjeet Sohi has stated that increasing density in established neighbourhoods can reduce tax costs through maximizing the use of public investments in transit and amenities. Opponents to the bylaw have argued that the move would negatively impact older homes and their communities. City council is currently reviewing public feedback to help inform proposed zoning changes.
Donna Monkhouse
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 has announced the addition of over 1,500 new homes to its downtown area through an expanded incentive program that seeks to convert vacant office spaces into residential units. The initiative is part of the Downtown Calgary Development Incentive Program, which is designed to increase housing availability and repurpose underused commercial properties. Developers receive financial incentives to turn empty office buildings into residential spaces. Density bonusing enables developers to add more suites, floors or square footage in exchange for investments in parks, public arts, community investment funds, affordable housing, and other community amenities.
Upcoming changes to the RTA
The Residential Tenancies Act (RTA) in Alberta is being updated to include a clause on electronic communication. This amendment will allow for electronic service of notices, orders, and other documents in specific circumstances. To be considered, the electronic method must be able to produce a printed copy of the notice and must be used with the recipient’s electronic address. The update to the RTA is currently awaiting its third reading, which would be the final stage of becoming law. 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 benefts
If you invest in rental properties in Alberta, consider joining the Alberta Residential Landlord Association (ARLA) for numerous compelling reasons. Your membership supports advocacy for the Alberta multifamily housing industry, education, and much more. Alberta is one of three provinces in Canada without rent controls, and ARLA is dedicated to maintaining this status. We consistently advocate to ensure our voices on issues and solutions are heard. The absence of rent controls provides choices for tenants and keeps rents affordable. Despite Alberta experiencing one of the highest percentage rental increases in 2024, rents remain more affordable than in many other provinces, offering competitive rental prices.
In 2024, ARLA published a research document on Alberta’s rental market dynamics and policy landscape, which is available on our website. Increased migration and demographic trends in Alberta have impacted rent prices due to supply constraints. Housing providers face higher costs for mortgages, utilities, property taxes, and maintenance, affecting profitability. Over the past decade, Edmonton has led with some of the lowest rent prices and smallest increases. Average rents in Alberta saw little to no increase from 2013 to late 2024. We invite you to read the report to learn more about Alberta’s rental market.
ARLA is a non-profit, membership-based association that educates and advocates for housing providers in Alberta. Established in 1994, we have a strong and growing membership. We provide all forms required to satisfy the Residential Tenancies Act (RTA) in Alberta. Our monthly seminars, webinars, and luncheons cover a range of relevant topics. We also have a network of reliable service providers for our landlord community.
Each year, we host a trade show and an awards luncheon to honour industry professionals and provide great resources for the landlord community. This year’s event is now over, but make sure to save May 8, 2026 for next year’s luncheon. We also organize a golf tournament at the Quarry, a sold-out event known for its great atmosphere. This year’s golf tournament is on September 5 at the Quarry once again and we are looking forward to it! Our networking events, such as the appreciation BBQ and lawn bowling, offer additional opportunities for connection. Members benefit from discounts on forms and services,
including insurance, credit checks, and RTDRS representatives. We also offer an RTA workshop webinar four times a year and an online RTA course called SuiteSmarts.
We provide monthly updates on government issues, industry news, and market trends. With Edmonton’s municipal election approaching, we are preparing our issues for the candidates to help our members make informed decisions. We are collaborating with other associations on waste management issues in Edmonton to control contractor costs. We stay actively involved with government activities to ensure our voice is heard. ARLA welcomes members from single-unit landlords to large-scale landlords and REITs, as well as not-for-profit groups. If your company is a member, all employees can participate in ARLA events and activities.
Discover the many benefits of ARLA membership by visiting our website at www.albertalandlord. org or contact us to learn how you can benefit from becoming a member.
SuiteSmarts Residential Tenancy Act course
SuiteSmarts is an online interactive learning tool designed to help Alberta landlords become better acquainted with Alberta’s Residential Tenancies Act. This is an excellent opportunity for people new to the rental industry to learn about the RTA, or for veteran landlords who would like to brush up on their knowledge of the legislation, in this user friendly, self-paced learning format.
SuiteSmarts consists of seven hours of online learning, which is accessible 24/7, in nine training modules. ARLA members can take the course at a reduced rate of $19.95 (compared to $79.95 for non-ARLA members). Attendees receive a certificate of completion upon passing the exam. For more information and to sign up, please visit www.suitesmarts.ca.
Future events
July 18, 2025 – Member Appreciation BBQ
We will be holding our annual Member
Appreciation BBQ, where we look forward to chatting with our members. Last year we fed more than 180 members over the lunch hour and had an incredible day.
October 10, 2025 – RTA Fundamentals Workshop Webinar
9:30 am – 12:30 pm
This webinar is presented by Chrystal Skead, CPM, ARM, Clear Stone Asset Consulting, who has more than 30 years of experience in managing multifamily, condo, and mixed-use properties. This workshop empowers attendees and their teams with being compliant in their rental business by learning to navigate the RTA.
This workshop will cover:
• How to legally handle a security deposit
• How to screen new residents
• The rights and covenants of landlords and tenants
• The requirements for completing Premises Condition Inspection reports
• The difference between a fixed term, periodic, and implied periodic tenancy
• How to identify and handle non-tenants
• Legal entry of the premises by the landlord
• Laws restricting rent increases
• Assigning and sub-letting leases
• How tenancies may be terminated
• Different types of evictions, how they are issued, and use of the Dispute Resolution Service
• How to identify and handle an abandoned premises and goods
• Domestic violence updated legislation ARLA offers the RTA Fundamentals Workshop four times per year. Members pay $75.00 to attend; non-member pricing is $125.00 per person. Other future events:
• August 6, 2025: Lawn Bowling Networking Event
• September 5, 2025: ARLA Golf Tournament
For more information about becoming a member of the Alberta Residential Landlord Association (ARLA) please feel free to email donna@ albertalandlord.org or you can call our office directly and speak to us at 780 413 9773. Visit our website at www.albertalandlord.org to learn more about us!
PRESIDENT’S MESSAGE
Building strength through collaboration
As incoming president, I’m honoured to serve LPMA for the next two years. I’m looking forward to joining the board and the many dedicated professionals who are committed to creating value for our members through committee activities and events.
As landlords and contractors navigate today’s turbulent economy and political uncertainties, LPMA will continue to advocate for property owners of all sizes with all levels of government.
LPMA is focusing on three key mandates in anticipation of our 60th anniversary in 2027. They include growing our membership through educational opportunities and events; building new partnerships with industry associations such as FRPO and GTAA to align advocacy efforts; and increasing revenue by expanding events and sponsorship programs to secure LPMA’s future.
Thank you for your continued support. Watch our socials for details on our annual golf tournament on September 8!
Best regards,
- Tracy Norman, President, LPMA
CONTROLLING PEST PROBLEMS STARTS WITH REGULAR MAINTENANCE INSPECTIONS
Michelle Teichroeb remembers the day one of her tenants told her that the cockroach problem in his apartment was “becoming a bit much.” It seemed to be a strong statement considering that this was the frst time she had heard of it.
“I sort of took a step back and I said, ‘What do you mean? We’ve never had a roach problem in this building, ever.’ And he said, ‘It’s starting to get a bit more than I’d like to handle.’”
“That was surprising to me,” recalls Teichroeb, who is founder-principal of Harrison Carter Group, a property management company in London that represents predominantly small landlords.
Teichroeb says she has seen a signifcant change in the number of pest issues locally in the last 25 years, including varying tolerances for insects. Cockroaches are common in many countries and some tenants complain only when their numbers rise.
“When that happens, these pests just populate to such a degree that it’s very diffcult and buildings
become overrun with them,” she observes.
Mark Joseph, president of Pest Control Plus, says cockroaches and bedbugs are the greatest concern in residential buildings in London. Founded in 1997 and based in the Greater Toronto Area, the company treats rental properties throughout Ontario that range from triplexes to multiresidential high-rises.
Joseph believes the demographics in Canada are changing due to the country’s increasingly multicultural makeup. He points to tolerances to pests, multiple tenants living in one apartment, as well as differences in cooking methods and cleanliness.
“That’s defnitely changed over the past many years and I believe that’s contributing to the pest problem,” he says.
“We’re getting calls all the time from London from buildings that never had a problem before and all of a sudden are infested with roaches or bedbugs.”
Tracy Norman
Climate change is also a factor. Warmer temperatures and milder winters allow pests to reproduce for longer periods, leading to larger and more frequent outbreaks.
Joseph says the rat population has exploded due to a warmer climate, particularly in highdensity cities with construction activity. In multi-residential complexes in Ontario, the number of rats that the company treats in a single month is greater than it treated in an entire year a decade ago.
“Toronto is worse than London, but everybody has got a problem,” he says. “It actually started during COVID-19. We really saw it pick up and from then it’s progressively been getting worse.”
London lawyer Kristin Ley says that landlords are obligated to maintain their properties in a good state of repair, which includes controlling pests. She advises landlords to retain a licensed professional who can assess pests and recommend a treatment plan. Once a tenant reports seeing pests, “then the expectation and legal obligation is that the landlord would investigate,” she notes.
Small landlords shouldn’t attempt to treat pests and they shouldn’t allow residents to do so, either.
“It’s best to involve the licensed contractors to deal with those issues and then document those efforts.”
Ley recommends that landlords conduct an incoming inspection and have tenants co-sign a report with the landlord as an acknowledgment of the unit’s pest-free state at the time it was rented.
Landlords should also fle communications from residents, such as reports of pest issues, and records showing what action the landlord took and when, pest control contractors’ recommendations, invoices following treatments, notices of follow-up inspections, and observations about the condition of the unit. That information should be kept for at least two years.
For their part, tenants are required to keep their units clean. Most lease agreements stipulate that residents inform their landlord of any maintenance or pest issues, Ley says. When a tenant fles a maintenance application to the Landlord and Tenant Board, a section in the Residential Tenancies Act requires the LTB to consider whether the tenant frst advised the landlord of the issue.
If landlords don’t respond to tenants’ complaints, Ley says bylaws in some municipalities can aid tenants in having a pest or maintenance issue addressed.
Teichroeb asks tenants who report a pest issue to provide a sample or she arranges for a pest control contractor to inspect that unit and the surrounding units. Following the inspection, she gives tenants a copy of the upcoming treatment plan and the preparation that’s required. Staff also explain the steps the process entails.
“Some people are freaked out by it (and) some people don’t understand the severity if they don’t comply with the prep and the impact it can have,” Teichroeb says.
When residents complain about pests, landlords should be aware that they often originate in a neighbouring unit, Joseph notes.
“It’s so, so important to always inspect the units around to make sure that they don’t have a problem, as well.” Pest Control Plus posts preparation sheets on its website and will soon have video instructions available for tenants.
Joseph says technicians use the most effective and environmentally friendly methods to control infestations. Eliminating cockroaches involves applying insecticidal gel bait and dust, which usually takes care of the problem.
Dealing with bedbugs starts with vacuuming up live bugs and their eggs, and then applying residual pesticide and dust.
However, even effective applications aren’t suffcient if units are poorly prepared. For example, bedbugs can hide in piles of clothing while a treatment is under way. They may also migrate to units that aren’t being treated, spreading the problem throughout a building.
One method, heating units to 140°F for an entire day, which Joseph calls the “gold standard,” is highly effective although the expense is often an impediment.
Because it can take several months to eliminate a bedbug infestation, the preparation can be expensive for tenants, Teichroeb says. It can include boarding pets during treatments and washing multiple loads of clothing and textiles, which can cost up to $60 a week at a laundromat, and then sealing them in garbage bags.
Preparations can also include removing drapes, wiping every surface, and vacuuming daily to remove bedbug eggs. Vacuum cleaners must be cleaned afterward and bags sealed before being discarded.
“It’s expensive and it’s a lot of work,” she says. Tenants may need accommodation in the form of additional time or assistance if they indicate they were unable to prepare because of a physical disability, Ley says. The landlord may also need to pay for a professional to assist them. The Ontario Human Rights Code states that it’s a landlord’s duty to accommodate tenants to the point of undue hardship.
“It’s certainly a case-by-case assessment that would need to be done,” Ley says.
She highlights a lack of service providers to help prepare apartments even when landlords are willing to pay. Property owners sometimes start eviction proceedings to trigger the legal process so tenants can access programs that wouldn’t otherwise be available.
If a tenant refuses to prepare their unit, the landlord can issue a letter advising them that the contractor will return on another date and that the unit must be ready. Alternatively, the landlord could issue an N5 notice of termination, which would give the resident seven days to comply with the request. Both approaches could be used in an escalation attempt, with a letter followed by a notice of termination.
The same approach applies if a renter denies access to their unit.
Urgent situations can arise when a unit is the source of the pests and complaints from neighbours indicate that they are spreading to surrounding apartments. The landlord could contact the Rental Housing Enforcement Unit, a branch of the provincial ministry, for help in gaining access to the unit to treat it, Ley says.
If tenants are attracting insects through lack of cleanliness, landlords can fle an N5 notice of termination on the grounds that the tenant is substantially interfering with the landlord’s, and other residents’, reasonable enjoyment of the premises. That interference extends to the landlord’s lawful right and interests in keeping the complex free of pests.
“Certainly, a tenant who is thwarting the landlord’s efforts to comply with its statutory obligations would justify a notice of termination,” Ley says.
She advises small landlords to fully inspect units every six months when they check the batteries in smoke detectors. In particular, they should assess the areas under kitchen and bathroom sinks where cockroaches hide due to their proximity to food and water.
Teichroeb also views regular inspections as critical. “We have one tool as landlords and it’s called 24 hours’ notice… It’s the most underused tool that I see and it creates the most issues when landlords don’t inspect.”
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.
PRESIDENT’S MESSAGE
We are now past the halfway point of 2025 and what a year it has been so far. There is much uncertainty for the housing market and for the economy in general. What happens in the second half of the year will be telling with respect to what we can expect for the short-term horizon. The HDAA held our last event before the summer, our annual Golf Tournament that took place on June 10, and will be gearing up for our fall events. We had some unfortunate news on our Trade Show venue but are exploring other options and will hopefully have some news to share soon. We are also keeping all eyes on upcoming bylaws in Hamilton, particularly the Licensing bylaw, and are continuing our fght to minimize negative impacts on the local rental housing industry.
- Daniel Chin, President, HDAA
Barton-Tiffany encampment
The City of Hamilton has landed itself in some hot water over its new temporary shelter. The Barton-Tiffany temporary shelter project in Hamilton, intended to provide 80 beds for unhoused residents, has faced significant financial challenges. Originally budgeted at $2.8 million, the project's final cost escalated to approximately $7.9 million, resulting in it coming $5.1 million over budget. This substantial increase was primarily due to unforeseen site remediation requirements, including addressing contamination on the former industrial land, and additional construction expenses such as electrical rewiring and heating system upgrades to meet safety standards in Canada.
During a General Issues Committee meeting, Councillor Mike Spadafora of Ward 14 expressed strong concerns about the project's financial mismanagement, highlighting the unexpected $1 million spent on electrical work for the 40 units, all likely due to the shelters being sourced overseas and not meeting Canadian standards. Councillor Matt Francis of Ward 5 also criticized the lack of transparency, noting that council was not informed of the escalating costs until after the expenditures had occurred.
To address the budget shortfall, the City approved the reallocation of $5.1 million in federal funding, initially designated for operational costs, to cover the capital expenses. This decision has raised concerns about future funding for shelter operations and the potential need to find alternative funding.
The project's challenges have prompted calls for improved oversight and accountability. While City staff have defended the necessity of the expenditures to ensure a safe and functional shelter, the situation points to the importance of thorough planning and transparent communication in how our tax dollars are being spent.
Past events
May 21, 2025 – Dinner meeting
The HDAA had a very informative Ask the Panel at the May dinner meeting. We were joined by Weiting Bollu, CEO and Co-founder of Openroom; Dan Casuccio, President of Zebra Property Management; Atiya Khan, Director, Marketing & Communications at Hazelview; Kevin Lundy, Lawyer at Cohen Highley LLP; and Ivan Murgic, Director of Residential Operations (Property) at Effort Trust.
The panel began with some quick thoughts on the state of Hamilton’s rental housing market and how to prepare for the year ahead. Landlords are currently facing a soft rental housing market with a weaker tenant pool and limited options. While it may be tempting for landlords to fill vacant units quickly, the panel emphasized the value of patience and finding the right tenant. Choosing the right tenant can help avoid future conflicts and unnecessary costs.
Affordability remains a key issue, particularly for tenants on assistance. Hamilton has one of the higher rates of residents relying on financial assistance, and with current economic uncertainty, this demographic is growing. As a result, landlords with premium units must ensure their offerings justify the price. Top-tier tenants expect top-tier value.
When asked how to handle difficult tenants or ongoing maintenance concerns, the consensus was clear: communication is key. Rather than escalating to legal action, landlords were encouraged to open a dialogue. Conversations with tenants not only help preserve the landlord-tenant relationship but can also provide practical solutions from tenants themselves. However, if issues persist, documentation is critical. Keep written records of all communications and ensure tenants acknowledge any concerns raised.
Given ongoing delays at the Landlord and Tenant Board (LTB), cash-for-keys arrangements were suggested as a faster, and often more cost-effective, alternative to eviction. For tenants facing financial hardship, offering a list of community support agencies or establishing a payment plan can also be a compassionate and productive approach.
Tenant screening remains a vital step in protecting rental investments. The panel advised landlords to contact all previous landlords, not just the most recent one as they may be eager to offload a problem tenant. Equifax was recommended as the preferred credit report provider due to its inclusion of rental history. Landlords should also be vigilant in looking for any discrepancies between what is provided on an application and what shows up on a credit report.
One red flag to keep in mind during showings is when multiple people attend but only one applies. This often signals hidden issues like bad credit or inadequate income. Landlords were also encouraged to use tools like CanLII to check for past tribunal orders related to tenants, guarantors, or even former landlords and employers to make sure there are no bad actors. Some general caution was also discussed around rent up front; a landlord is not allowed to ask for rent upfront but a tenant can willingly provide it. However, a landlord should not in any way imply that unit approval is conditional on upfront rent. Additionally, amending leases to add or remove tenants was advised against as tenants often try to use this to keep rents low. Instead of amending a lease, a new lease agreement should be signed.
Upon the signing of new leases, it is advised to do a full walkthrough and inspection of the unit to make sure the current state of the unit is documented, as well as determine if there are any damages (or lack thereof). As a landlord, you want to know the state of the unit before renting in case a tenant denies causing damage to the unit.
With rents softening, some tenants may ask for their rent to be reduced to market levels. If the tenant has been a great tenant, it is advisable to keep the tenant happy. This is especially true for newer and higher priced buildings where you can raise the rent at a later time.
The discussion also touched on the importance of fostering community within rental properties. From social programs for isolated seniors to offering perks for good tenants, landlords were reminded of the value in going beyond basic housing. By creating environments where residents feel seen and appreciated, landlords not only retain quality tenants but help build stability within their buildings. Good tenants should be protected and appreciated.
Also be wary of how you treat your tenants from a PR perspective. Have a proper communication plan and be cognizant of what you tell tenants. They can easily go to the media, and the media is always looking for a good story especially if it paints a landlord negatively. You can avoid a crisis by how you communicate with your tenants. It was emphasized that being a bad operator will eventually come back to bite you, as well as the industry; bad actors create more rental housing regulations.
A final tip was provided on tenants and hearing dates. Should not all tenants on a lease show up to a hearing, and there is no authorized representative, the hearing will likely be delayed or adjourned. It is wise to have someone go to their unit at the time of the hearing to see if anyone is home or if they are hiding from their hearing.
To end the evening, the panel provided a general farewell and words of advice. Stay educated, take advantage of opportunities to learn and network with other landlords, build connections, and lead with professionalism. The rental housing industry is becoming more complex and good operators stand out in the long run. Location still matters; invest in the right areas to attract quality tenants. Build communities, not just units, as tenants are not just choosing a lease, they are also choosing a lifestyle. Document everything: the devil is in the details and the smallest detail can make or break a case. Be a good operator and operate ethically; just because you can do something doesn’t mean it’s right. Bad actors are exposed eventually.
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
Over the past six months, Rental Housing Providers Nova Scotia (RHPNS) has played an increasingly active role in shaping the policy landscape affecting rental housing. With affordability concerns continuing to dominate headlines and government action accelerating at both the municipal and provincial levels, RHPNS has remained focused on ensuring the voice of rental housing providers is heard. Through advocacy, education, and outreach, the organization continues to represent its members in a complex and shifting hostile housing environment.
- Kevin Russell, Executive Director
Advocacy
Provincial activity
RHPNS maintained a strong advocacy presence, voicing member concerns and proposing practical solutions before legislative committees, Halifax Regional Council, and the media through interviews, opinion pieces, and an active social media presence.
During the spring legislative session, the Progressive Conservative government did not introduce any new legislation related to rental housing, an outcome RHPNS viewed as positive. In contrast, the Nova Scotia New Democratic Party (NDP) introduced several private members bills: Ending Abuses of Fixed-Term Leases Act, Rental Fairness and Affordability Act, Residential Tenancies Enforcement Act, and proposed amendments to both the Housing Supply and Services Act and the Residential Tenancies Act. While these bills were defeated by the majority government, they remain on public record and provide insight into potential legislative changes should a future government take a different policy direction.
Bill 467, passed in the fall 2024 session and implemented in April 2025, amended the Interim Residential Tenancies Increased CAP Act to begin to restore balance to the Residential Tenancies Act. Key changes included:
RentNS
• Shortened eviction timelines: Landlords may initiate eviction after three full days of unpaid rent, with tenants given 10 calendar days to respond, down from the previous 30day process.
• New grounds for eviction: They include criminal behaviour, disruptive conduct, habitual late payments, and significant willful property damage.
• Sublet rent control: Sublets at rates higher than the primary lease are prohibited to ensure fairness.
Property tax increases
RHPNS appeared before Halifax Regional Council to oppose a proposed 7.6 per cent property tax rate increase. Councillors were advised that property tax increases on apartment buildings are typically passed on to tenants in the form of rent hikes. For most rental housing providers, property taxes are the largest operating expense. Therefore, when Council approves a tax hike, it effectively approves a rent increase. These tax pressures worsen the City’s housing affordability crisis and may contribute to rising homelessness. Ultimately, Council approved a reduced 4.7 per cent increase.
Complicating the issue is Nova Scotia’s Capped Assessment Program (CAP), which limits assessment increases to 2.5 per cent for residential homeowners but excludes commercial
properties, including multi-unit residential buildings. One small provider reported a 29 per cent assessment increase across three six-unit buildings portfolio, underscoring the disproportionate impact of the CAP on the rental housing sector.
Water rate increases
Halifax Water has proposed a 34 per cent rate increase over two years: 16.2 per cent in 2025–26 and 17.6 per cent the following year. RHPNS issued a statement:
“Halifax Water’s proposed rate increase will have a significant impact on those who own, operate, and live in rental properties in HRM. As with property tax hikes, higher utility costs ultimately fall on tenants, as rents must reflect government-imposed costs to operate rental housing.”
RHPNS has applied for and was granted intervenor status at the Nova Scotia Utility and Review Board hearing scheduled for September 15, 2025.
Legal and regulatory
Supreme Court of Nova Scotia appeal
In a significant legal victory underwritten by RHPNS, the Simmons family successfully appealed a Small Claims Court decision that had prevented them from allowing their daughter to occupy a unit they owned, despite complying with the Residential Tenancies Act (RTA). Justice Kennedy ruled that adjudicators must base their decisions solely on the RTA and avoid relying on social issues or personal biases.
The decision sets a precedent extending to Residential Tenancies Officers (RTOs), many of whom, like small claims court adjudicators, now preface hearings by affirming that rulings will be based exclusively on the RTA. Justice Kennedy also acknowledged that the RTA inherently favours tenants, creating a power imbalance. RHPNS views this decision as a significant affirmation of property rights for rental housing providers.
Education and training
RHPNS revamped the Residential Property Management Course, successfully enrolling 22 students across three courses:
• Legal Resources and Residential Property Management Standards (30 hours)
• Human Relations for Residential Property Managers (20 hours)
• Marketing and Financial Planning for Residential Property Managers (20 hours)
Students earned a “Certificate of Successful Completion” from NSCC for each course and an RHPNS certificate for completing all three.
On May 13, RHPNS launched its Building Service Excellence Course, enrolling 19 students. The program’s timing aligned with rising vacancy rates, prompting property owners to focus on elevating resident customer service as a competitive differentiator.
Membership services
The Awards Gala, Dinner, and Tradeshow, held on April 22, was another sold-out success, drawing more than 400 attendees.
The event featured a Fireside Chat with Philip Fraser, CEO of Killam Apartment REIT, and Jon Love, Founder and Executive Chair of KingSett Capital. The session offered valuable insights into industry challenges, housing affordability, and the federal political landscape. It was met with enthusiastic applause.
Celebrating innovation and excellence
It was another outstanding year for the I nnovation and Excellence Awards, which continue to highlight the dedication and professionalism within Nova Scotia’s vibrant rental housing sector. While only one winner can be named in each category, all nominees reflect the high standards and community spirit that define the industry.
These awards are more than recognition; they serve as a symbol of excellence, instilling a sense of pride not only in the recipients but also among their colleagues, teams, and property owners.
The 2025 Innovation and Excellence Award winners:
• Resident Manager of the Year (Under 100 Units): Karen Chase, Skyline Living
• Resident Manager of the Year (Over 100 Units): Bobby Defazio, Hazelview Properties
• Maintenance Employee of the Year: Brandon MacDonald, Universal Realty Group
• Property Manager of the Year: Marzan Hoque, CAPREIT
• Support Person of the Year: Brittany Brown, Universal Realty Group
• Supplier of the Year: Westland Express
• Community Service Award: Killam Apartment REIT
• Income Property Owner of the Year: CAPREIT
• Development of the Year: Cunard Residences, Southwest Properties
Congratulations to the winners and all nominees!
Post-event surveys reflected strong satisfaction:
• 85% of attendees rated the dinner segment as Excellent or Very Good
• 86% said they are likely or very likely to attend next year
• Among tradeshow exhibitors:
25% said the tradeshow exceeded expectations 31% said it was above expectations 25% said it met expectations
• 75% found the event to be a good investment of time and money
• 75% plan to return next year, with the remaining 25% considering it
Upcoming events
• RHPNS Golf Tournament is scheduled for Thursday, September 11, with a full sell-out of 45 teams expected.
• Women in Industry Luncheon is scheduled for Wednesday, November 12 .
Nova Scotia Rent Control webinar
In January, Cape Breton University professor Jan Hancock approached RHPNS to assist in distributing a Nova Scotia-focused rent control survey to members. The survey aimed to assess the impact of the province’s temporary rent cap on rental housing supply, housing affordability, financial viability, and operational challenges for owners and operators.
More than 200 rental housing providers completed the survey. Professor Hancock will present his findings in a webinar for participants on June 11 as a gesture of appreciation. The results and accompanying study are currently under peer review and are expected to be published in fall 2025. The study concludes that the rent cap has negatively affected both rental housing supply and affordability in Nova Scotia; these findings are expected to spark significant public debate upon release.
RHPNS is committed to being the Positive Voice of Landlords providing members Advocacy, Education and Membership Services Programs. RHPNS lobbies all levels of government and industry stakeholders to ensure a balanced and competitive rental market. RHPNS believes there is strength in numbers, when RHPNS speaks on industry issues stakeholders listen.
168 Hobsons Lake Drive, Suite 301, Halifax, Nova Scotia, B3S 0G4
Executive Director: Kevin Russell, Email: kevin@rhpns.ca T: 902-425-3572
