Issuu

RHB’s forum for rental housing associations to share news, events and industry information

Hot Topics: LPMA discusses Openroom.ca, a tool that helps landlords avoid costly tenant screening mistakes, and the Cross Cultural Learner Centre's capital campaign. pg. 49 HDAA discusses the Safe Apartment Buildings By-law, the Vacant Unit Tax, and the City's push against Bill 60. pg. 53 RHPNS discusses the final stages of the Halifax Water hearing and the Residential Property Management course. pg. 57 RHSK discusses the research on the unintended consequences of rent control, as well as what's happening in Saskatchewan's housing industry. pg. 61 Check out the digital version of RHB Magazine for news from EOLO and ARLA.

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RHPNS

RENTAL HOUSING PROVIDERS NOVA SCOTIA Advocacy | Education | Membership Services

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PRESIDENT’S MESSAGE Scaling up landlord advocacy and support in 2026 As we celebrate 58 years of LPMA’s commitment to the property management industry, I’m excited to share a development that will strengthen our impact. LPMA is recruiting a full-time executive director who will re-imagine our programming and expand our support for landlords across London and Southwestern Ontario. The new recruit will lead our lobbying and Tracy Norman government relations efforts, advocating for municipal policies that are fair for both landlords and tenants. They will also focus on building stronger partnerships with industry associations to deliver value to members and contractor partners. As always, we will continue to prioritize our core mission of providing education, insight, and advocacy to the property management community. I’m looking forward to seeing you at our annual Christmas party on December 9 at RiverBend Golf Community. Stay tuned for more details about this special celebration! Best regards,

- Tracy Norman, President, LPMA

ONLINE TOOL, OPENROOM, HELPS LANDLORDS AVOID COSTLY TENANT SCREENING MISTAKES Few landlords are willing to rent to tenants who have already been evicted for non-payment of rent or for causing damage. Until recently, however, there hasn’t been an effective way of avoiding it. Openroom.ca is changing that. The website amasses court orders related to residential tenancies from across Canada and makes them publicly searchable. Roughly 50,000 court records are currently available and reveal a tenant’s history of evictions, past rental disputes, and unpaid rent. Most recent court orders for non-payment of rent are just a few days old. The website is useful to housing providers, renters, and paralegals. Tenants can search for a landlord they’re considering renting from to determine if anything in the individual’s past could be problematic. Paralegals also use the website for research purposes before attending a court hearing.

Company co-founder and CEO Weiting Bollu says landlords can search for combinations of names, including first, middle, and last names and even nicknames. Users can then view the results of past disputes that were filed by a landlord or tenant. “The primary (thing) that people are looking for is, was there unpaid rent or damages that have happened in the past?” Bollu notes. Openroom is the most comprehensive database in Ontario for residential tenancy dispute public records, Bollu says. Court orders originate in Small Claims Court, Divisional Court, and the Supreme Court, or from the Landlord and Tenant Board (LTB). Openroom obtains them through Freedom of Information requests and from users who upload their orders to the website. Bollu believes the website works because of Canada’s open court principle, which allows members of the public and the media to attend

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court hearings and access court records. About 30,000 people visit Openroom every month, including large and small landlords. “What should be made publicly accessible today isn’t accessible easily, which is why Openroom started three years ago to make sure that everybody has access to as many documents as possible,” says Bollu, a former software product manager. Michelle Teichroeb, founder-principal of Harrison Carter Group, a property management company in London, says that higher vacancies and weaker rental applications have compelled her to take a harder look at applicants’ financial situations. In particular, she’s seeing applicants with poor financial histories or insufficient income. As part of her screening protocol, she asks for proof that applicants have paid their rent on time for the previous 12 months, runs a credit check, and contacts their rental references, which she says many tenants fake. She also crosschecks the applicant’s name and address, and their landlord’s name. “There’s lots more digging that we do and certainly Openroom has been a great tool,” Teichroeb says. “It’s an immediate red flag to me if they (tenants) are listed on Openroom, especially for nonpayment of rent… I would say it’s a game changer because, historically, it’s been very hard to find out if someone’s been evicted or even evicted recently. Is that why they’re looking now?” Searches of public records are free, with a limit of 10 results per search. There is also a proviso that searches be limited to screening tenants and legal research to prepare for court hearings. In the interests of fairness, Openroom doesn’t display court records that are older than seven years. If a tenant wins the case they brought against a landlord, their name isn’t searchable. And if a landlord’s case against a tenant is dismissed or they lose the case, the tenant’s name is also not searchable. Bollu says that principle protects tenants who might be seen as litigious by a prospective landlord. “What we’re saying is that we can’t let people weaponize Openroom like that and we’ve made a stand by saying that not everything is searchable.” An $88 one-time fee allows landlords to report rental arrears through the website’s rental debt ledger service, which was launched a year ago. Landlords provide a court order from a Canadian court or tribunal and Openroom creates a monthly breakdown, including the interest and fees that are owed to the landlord. The debtor and credit bureau Equifax Canada are notified for up to six years from the issue date of the court order, along with the latest balance owing each month. The ledger is updated when landlords notify Openroom that they have received payments. Fewer than five per cent of debtors who use the rental debt ledger service have contacted their landlord in the last year to repay their debt, Bollu says. Not all tenants care about their credit history or credit score in the short term, but their attitude shifts when they apply for a loan or a mortgage. “Then, when the institution pulls their credit history, they see this rental debt on it and that’s when it matters and that’s when they come back (to pay their landlord and clear their debt),” Bollu says. Openroom offers free classes led by experts on topics such as unpaid rent and fraudulent documents on YouTube in Openroom University. Housing experts also write articles aimed at landlords and tenants, which are posted on the website. The goal is to help both parties make informed decisions, Bollu says. The impetus for launching Openroom came when Bollu and her husband, Vishal, who is the company’s co-founder and chief technology officer, decided to start a family and move into the

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home they were renting out. Instead, their tenants decided they weren’t going to vacate or continue to pay rent. “At the time I didn’t know that was possible because, like many other small-scale landlords, I was very naïve, didn’t know anything and definitely didn’t know the LTB existed,” Bollu recalls. After a nearly two-year dispute with their tenants, the couple was finally able to evict them. They shared their court orders with the Openroom community and other landlords began sharing their orders as well. Recently, Openroom became a registered consumer reporting agency, which allows the website to provide searchable court orders for the purposes of tenant screening in compliance with provincial government standards and to report rental debt to Equifax. Statistics from the website indicate that, as of November 12, $357 million is owed in rental arrears based on provincial LTB court orders posted on Openroom. The average rent owed to landlords for every non-payment of rent case in 2024 amounted to $15,220.08. Bollu says she would like to see far fewer landlords with unpaid rent. “How we see it is that if the good players are in the (rental) ecosystem and the bad players are weeded out from the bad tenant and bad landlord perspective, there will be a better future for everybody.”

CAPITAL CAMPAIGN SPURS CCLC’S INCLUSIVE HOUSING COMPLEX The Cross Cultural Learner Centre (CCLC) is one step closer to its goal of providing high-quality rental housing to newcomers and other residents.

St. in London’s Old East Village. Two existing buildings have been demolished and work is under way to prepare the area for excavation. CCLC has also embarked on a capital campaign, Doorways to Dreams, to raise $2 million toward the project’s $100 million cost. Valerian Marochko, CCLC’s executive director, said the agency is concentrating on housing that prioritizes newcomers, although residency will also be open to other vulnerable Londoners and local families seeking safe, secure housing.

Valerian Marochko

“It’s a different project. It’s not just apartments, it’s built with purpose,” he said. Two energy-efficient buildings with 247 one-, two-, and three-bedroom units are expected to open in late 2028. The buildings will share underground parking, gym and laundry facilities, meeting rooms, commercial space, and a health and wellness centre. At least 75 units will be priced below market rent and 54 will be accessible. In addition, 25 apartments will be offered to those on the City’s community housing wait list. Marochko believes the complex will benefit the area. “I hope this will be the critical mass element by bringing 600 to 700 people to Old East Village along the Dundas Street corridor… It will help to really bring the area to life.”

The centre, which is London’s leading resettlement agency and an LPMA member, is developing a residential apartment complex at 763-773 Dundas

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.

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PRESIDENT’S MESSAGE As the holiday season begins and we close out a busy 2025, the HDAA reflects on a productive and impactful year. We hosted several successful and informative dinner meetings, our Annual Golf Tournament, and our Annual Trade Show, each offering valuable networking and educational opportunities for our members. This year also demanded significant advocacy efforts as Hamilton introduced a wave of new by-laws, with more expected in 2026. Several measures have already passed, including the new Safe Apartment By-law, which is set to take effect in January. The municipality continues to focus heavily on the rental housing sector, supported by strong tenant advocacy organizations. In this environment, it is more important than ever for housing providers, who understand the complexities, responsibilities, and realities of the industry, to stay united, engaged, and vocal in conversations with councillors and the broader public. -

Daniel Chin, President, HDAA

Safe Apartment Buildings By-law Hamilton’s Safe Apartment Buildings By-law 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 bylaw, 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. 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 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. The financial burden is also a concern. 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. Supply will be affected if landlords choose alternatives rather than invest in costly compliance upgrades and 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.

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Vacant Unit Tax Hamilton’s Vacant Unit Tax (VUT) completed its first full year of implementation in 2024, requiring all residential property owners to declare whether their properties were occupied. Homes deemed or declared vacant for more than 183 days are subject to a 1% tax on their assessed value, with revenue directed toward affordable housing initiatives. In the City’s interim review, the program was said to produce far higher numbers than originally anticipated. Of roughly 178,000 eligible property owners, the City achieved a 97.8% declaration rate, leading to 413 declared vacant units and 4,534 properties being identified or “deemed” as vacant, far exceeding the original estimate of 1,135 units. As a result, projected net revenue for affordable housing is expected to reach $12.5–$12.7 million, supported in part by lower than expected startup and administrative costs. These numbers, however, require further examination, as staff noted only 0.2% of properties were declared vacant by owners, while 2.3% were deemed vacant due to missed filings or administrative issues. This means the majority of vacant designations may not reflect true, physical vacancies and highlight challenges with communication and compliance in the first year of the program. The net revenue figures may also not reflect true vacant unit numbers, which would result in a much less successful program. The rollout has not been without challenges. Many property owners did not receive the initial notices due to a Canada Post strike, which resulted in confusion, delayed filings, and a higher-than-expected number of properties being “deemed vacant” because owners missed the declaration deadline. Council extended appeal periods and offered drop-in clinics, and the program was reviewed again this fall, resulting in a new vote to continue the tax for 2025. From a landlord’s perspective, the VUT raises important concerns. Housing providers who temporarily hold units offline for renovations, insurance repairs, turnover, safety upgrades or compliance work may face significant administrative burdens each year to prove an exemption. Failure to submit documentation on time can lead to large, unexpected tax bills, especially for small landlords. There is also the risk prolonged repairs or delays triggered by permitting, trades shortages or supply-chain issues could unintentionally trigger a vacancy designation. By discouraging longer turnover periods or major renovations, the tax may lead some owners to sell aging rental stock, take units off the long-term market or avoid reinvesting in older buildings. These pressures could further tighten Hamilton’s already low supply.

Municipal overreach? The City’s push against Bill 60 Bill 60, the Fighting Delays, Building Faster Act, has been a major topic in Ontario’s housing policy discussions. While tenant‑rights advocates have sounded alarms, housing providers see the bill as a long overdue and welcome change that could help streamline operations, reduce backlogs at the Landlord and Tenant Board (LTB), and create a more balanced, efficient system. Under its provisions, the bill would amend several statutes including the Residential Tenancies Act, 2006, with changes such as reducing the statutory notice period for rent arrears evictions from 14 days to 7 days, shortening the time to request a review of a decision from 30 to 15 days, and removing the requirement for a landlord to pay one month’s rent compensation in the case of “owner’s use” evictions provided four months’ notice is given. From a landlord perspective, these changes are encouraging, they promise faster adjudication of arrears cases, more certainty around re‑entry of units, and reduced costs from prolonged tenant

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conflicts. That efficiency can make the difference between a viable investment and one that drains resources and can also encourage more supply in a rental market that desperately needs it. In response, several municipalities, including Hamilton, have publicly opposed the bill. Tenantrights groups in Hamilton held a city-based “renter town hall” to push back against Bill 60, and city councillors in neighbouring jurisdictions have passed motions opposing the legislation. They have cited concerns about potential erosion of tenant rights, faster evictions, and reduced ability of renters to challenge orders. The opposition, including motions at City council and town‑hall style events organized by tenant groups, underscores how local politics are engaging with what is provincial legislation.

Past event

November 12, 2025 – Dinner meeting The HDAA held our final dinner meeting of the year on November 12. We were joined by Steven Harmer, President of FrontLobby, and Kayla Andrade, Founder of Ontario Landlords Watch, who discussed the increasing importance of rent reporting, a tool gaining significant traction among housing providers across Ontario. Rent reporting not only helps responsible tenants build strong credit histories, but it also provides

landlords with a valuable mechanism to identify and discourage problematic rental behaviour. Through platforms such as FrontLobby, housing providers can report both on-time rent payments and unpaid rent from current or former tenants directly to the credit bureaus, where it becomes part of a tenant’s credit file. For reliable tenants, particularly newcomers, students, and individuals without traditional credit accounts, rent reporting can be transformative. Consistent on-time payment reporting can boost credit scores and open doors to future financial opportunities. For housing providers, the benefits are equally significant. Rent reporting creates an additional incentive for tenants to pay rent and arrears on time, reduces chronic non-payment, and strengthens screening efforts. The HDAA also provided an update on Hamilton’s Rental Licensing Pilot Project, with the final staff report scheduled for presentation to Planning Committee on December 2.

Upcoming event

January 14, 2026 – Dinner meeting The HDAA will be holding the first dinner meeting of the new year on January 14. Make sure to mark your calendars and keep an eye out for our emails for more details.

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RHPNS

RENTAL HOUSING PROVIDERS NOVA SCOTIA Advocacy | Education | Membership Services

RENTAL HOUSING PROVIDERS NOVA SCOTIA

EXECUTIVE DIRECTOR’S MESSAGE

RHPNS Advocacy | Education | Membership Services

Keeping affordability at the forefront: Advocacy beyond the hearing room C

RENTAL HOUSING PROVIDERS NS

RHPNS Advocacy | Education | Membership Ser

Affordability challenges, rising operating costs, and growing political tension continue to shape Nova Scotia’s housing environment. The past several months have underscored NS that housing policy doesn’t exist in isolation—it intersects with municipal decisions, utility regulation, and the economic realities faced by both tenants and housing providers. E

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For Rental Housing Providers Nova Scotia (RHPNS), the focus remains steady: advocate for fairness, amplify members’ voices, and keep affordability at the heart of every discussion. F Since our last update, that work has continued inside and outside the Nova Scotia Regulatory and Appeals Board (NSRAB) hearing room, in public debate, and in direct NS engagement with decision-makers.

RENTAL HOUSING PROVIDERS NOVA SCOTIA Advocacy | Education | Membership Services

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RENTAL HOUSING PROVIDERS NOVA SCOTIA Advocacy | Education | Membership Services

- Kevin Russell, Executive Director

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RENTAL HOUSING PROVIDERS NOVA SCOTIA Advocacy | Education | Membership Services

Advocacy Update: The Halifax Water hearing enters its final stage When we last reported, RHPNS was midway through its intervention at the NSRAB’s review of Halifax Water’s proposed 36.6% multi-year rate increase. Since then, the evidentiary phase has concluded, submissions have been filed, and the Board’s decision is expected before year-end. RHPNS’s participation brought an essential and previously missing perspective to the hearing: how water rates directly affect multi-unit housing providers and the tenants who ultimately bear those costs. Halifax Water’s own affordability test, based on a median household income of $87,000, failed to reflect the economic reality of renter households, whose median income in Nova Scotia sits closer to $25,000–$50,000—nearly half the figure used by the utility. During cross-examination and submissions, RHPNS challenged the fairness of imposing steep rate increases on a customer class that has no choice but to absorb them. For many tenants, water is not a discretionary expense; it’s a basic necessity embedded in rent. The proposed increases threatened to push up operating costs, strain maintenance budgets, and risk higher rents or reduced investment in aging buildings.

Equally important, RHPNS questioned Halifax Water’s escalating capital spending plans and its approach to bad-debt allowances, pressing for a more balanced distribution of costs across residential, commercial, and institutional users. These issues go beyond accounting; they determine whether affordability remains achievable for thousands of Nova Scotians who rent. While Halifax Water rejected RHPNS’s proposed compromise—a phased 5% annual increase over five years—our intervention reframed the public conversation. The association’s evidence and advocacy helped shift the hearing’s focus from utility revenue to real-world affordability, ensuring the Board heard directly from the sector most affected by the decision.

From campaign to case study: Advocacy in action The Stop the Rate Hike campaign proved that industry advocacy can mobilize broad public support. More than 3,400 HRM renters and residents joined the effort, generating over 31,000 emails to decision-makers and drawing extensive media attention. What began as a regulatory filing quickly became a province-wide discussion about fairness, accountability, and housing costs.

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Inside the hearing room, the campaign’s impact was unmistakable. The Board repeatedly referenced the more than 2,000 complaint letters submitted by residents, renters, and housing providers, a clear signal that affordability had become central to the proceeding. Beyond the immediate outcome, RHPNS’s approach offers a tested playbook for future policy challenges: combine solid data with real-world stories, build broad coalitions, and communicate consistently across public and regulatory channels. The campaign also reinforced that housing providers and tenants share a common interest in controlling cost pressures imposed by governments and utilities.

Affordability under pressure: Beyond utilities Even as RHPNS awaits the NSRAB’s decision, which has been delayed to late December, other affordability pressures continue to mount. Property taxes are rising at unsustainable rates, and the province has yet to extend the Capped Assessment Program to multi-unit residential properties. Combined with escalating insurance premiums and other operating costs, these factors are eroding the operating margins of rental housing providers, creating unsustainable financial pressure even as rent levels remain constrained by the provincial rent cap. The lesson is straightforward: rent control may freeze rents, but it does not shield tenants from the inflationary forces driving up the true cost of housing. Municipal taxes, provincial assessments, and utility rates continue to climb, leaving providers with few options but to absorb losses, defer maintenance or eventually exit the sector altogether, reducing supply and worsening long-term affordability. This reality has been unfolding since the rent cap was first introduced in 2020. What began as a temporary pandemic measure has become a long-term fixture, despite clear evidence that it is reducing supply. Multiple RHPNS surveys, echoed by independent academic research, show that small and mid-sized family managed rental housing providers have been selling their properties, displacing tenants, and accelerating the loss of affordable units. As construction costs rise and financing tightens, there are signs new rental projects are being deferred or cancelled. Developers and investors are rational actors—when policy risk outweighs potential return, capital simply goes elsewhere.

Confronting political narratives and building common ground The public debate around housing has grown more polarized. Unfortunately, some politicians and activists have chosen to attack the very people providing the housing Nova Scotians rely on. Recent commentary accusing housing providers of being “the problem” ignores the economic evidence and dismisses the daily realities of running rental properties responsibly under unprecedented cost pressures. RHPNS’s recent public statement, “Politicians and activists attacking rental housing providers are the problem, not the solution,” was not a defensive gesture—it was a call to return to evidence-based discussion. The op-ed reminded readers that attacking housing providers won’t build a single new unit or make a single rent more affordable. Collaboration, not confrontation, must drive the path forward. Consider the debate over fixed-term leases. Contrary to popular perception, the province’s largest companies use them sparingly, often representing less than 5% of their total portfolios. Smaller and mid-sized family managed operators rely on fixed terms to house students, seniors, newcomers, and people with limited credit history, precisely the groups most at risk of homelessness. If government were to ban or restrict fixed-term leases without independent data, thousands of tenants could lose housing options that work for them.

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RHPNS has urged the Province to establish a verifiable, independent data set on fixed-term leasing before any legislative changes are considered. Responsible policy must be guided by facts, not ideology.

A call to work together The past year has shown what effective advocacy can achieve. RHPNS has proven that housing providers’ voices can influence public discourse, shape regulatory hearings, and challenge unfair narratives. Yet advocacy is not opposition for its own sake. It’s about ensuring that decisions— whether at the municipal, provincial or utility level—reflect the lived realities of those providing and occupying rental housing. As the NSRAB prepares to rule on Halifax Water’s application, one truth remains constant: affordability is not a luxury. It’s the foundation of a healthy, sustainable housing market. Nova Scotians deserve policies that encourage investment, support responsible management, and protect tenants through stable supply, not political slogans. The path forward requires collaboration, data, and respect among all parties—government, tenants, and housing providers alike. Because attacking those who provide the housing is the problem, not the solution.

Education With 23 students enrolled, the RHPNS Residential Property Management (RPM) course is once again enjoying a highly successful year. Strong participation reflects the growing demand for professional property management education across Nova Scotia.

rental business before purchasing investment properties. The next RPM course is scheduled for September 2026, with four students already on the waiting list. The RHPNS Building Service Excellence course is set to return in May 2026, continuing the association’s commitment to strengthening frontline skills and service standards. The program is designed to help staff deliver an enhanced resident experience through practical, customerfocused training.

Membership services The 2025 Annual RHPNS Golf Tournament was a complete sell-out, featuring 44 teams and 18 hole sponsors, and drawing more than 180 participants for a day of networking, camaraderie, and industry engagement. The event once again proved to be one of Nova Scotia’s premier opportunities for housing professionals to connect and share insights in a relaxed, social setting. The Residential Tenancies Program Luncheon, the final event of the year, took place on November 12. The session opened with a presentation from Residential Tenancies Program executives, followed by a lively Q&A that engaged 160 attendees and provided valuable dialogue between housing providers and program leadership. Planning is already under way for 2026, with a lineup of events designed to engage, educate, and connect members through learning and networking opportunities. Stay tuned!

This year’s cohort includes property managers from large and mid-sized firms, small familymanaged housing providers, and individuals seeking a deeper understanding of the residential

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

RHPNS believes there is strength in numbers, when RHPNS speaks on industry issues stakeholders listen.

RENTAL HOUSING PROVIDERS NOVA SCOTIA Advocacy | Education | Membership Services

168 Hobsons Lake Drive, Suite 301, Halifax, Nova Scotia, B3S 0G4 Executive Director: Kevin Russell, Email: kevin@rhpns.ca T: 902-425-3572

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CEO’S MESSAGE Advancing the industry through advocacy, education, and connection Rental Housing Saskatchewan (RHSK) continues to serve as the leading voice for rental housing providers across the province. Our mission is to deliver knowledge, promote best practices, and advocate for a strong and resilient rental housing industry. We represent a dynamic and growing community of professionals who are committed to providing safe, high-quality rental homes for the people of Saskatchewan.

Landon Field, CEO

Through strategic partnerships, educational programming, and a steadfast commitment to advocacy, RHSK has become a trusted resource for housing providers seeking to navigate the complexities of the rental market. Our work ensures that landlords, property managers, and investors are equipped with the tools and support they need to succeed in a rapidly evolving housing landscape.

- Landon Field, CEO

New research shows unintended consequences of rent control This month, RHSK releases exclusive research demonstrating the unintended consequences of rent control. Saskatchewan continues to stand out as one of Canada’s most affordable provinces for renters, offering stable housing costs and a responsive rental sector. With average rents significantly lower than those in provinces with rent control, and a strong Residential Tenancies Act, Saskatchewan’s rental market is proving that affordability can be achieved without additional regulation. Recent research commissioned by Rental Housing Saskatchewan (RHSK) reveals that rent increases in the province have been modest over the past decade, with a growth rate of just 31 per cent compared to 58 per cent nationally. The average rent-to-income ratio sits at 26 per cent, below the national average. Rental arrears are also low, at just 3 per cent, over half the national average, indicating strong payment stability among tenants. RHSK is urging governments to focus on policies that expand housing supply and protect existing

rental stock, rather than introducing rent control measures that have consistently led to unintended consequences in other jurisdictions. These include reduced investment, deteriorating housing quality, and the withdrawal of rental units from the market, particularly by small and mid-sized providers who are already facing steep increases in property taxes, insurance, utilities, and maintenance costs. Saskatchewan’s leadership in housing starts this year is a promising sign that supply is beginning to catch up with demand. RHSK supports practical, evidence-based solutions such as streamlining zoning and permitting, targeted rent subsidies for low-income households, and partnerships that incentivize affordable development. Rental Housing Saskatchewan continues to advocate for collaborative approaches that strengthen the rental sector and ensure Saskatchewan remains a place where families can find a home they can afford, without compromising quality or supply. This session reinforced RHSK’s commitment to being at the forefront of economic dialogue, ensuring that housing providers are not only informed but actively contributing to policy and planning discussions that shape the future of Saskatchewan.

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Saskatchewan leads the country in housing starts According to the latest data from the Canada Mortgage and Housing Corporation (CMHC), Saskatchewan currently leads the country in housing starts: they are up 48 per cent over the first nine months of 2025 compared to the same period in 2024. "More and more people are choosing to put down roots and establish their lives in Saskatchewan," said Warren Kaeding, Trade and Export Development Minister. "This increase in housing starts creates jobs and economic growth, which leads to the programs and services Saskatchewan residents count on." This boom is especially strong in multi-unit construction, which grew by 53.8 per cent in September. This level of growth matters a lot for the rental market, as more multi-unit housing typically means more apartments and purposebuilt rentals coming available. Even though Saskatchewan’s vacancy rate increased slightly to 2.7 per cent in 2024, it remains very tight. For landlords and developers, this surge in building could help ease pressure, offering more options to renters while keeping demand strong. The province’s robust economic growth is fueling this push: Saskatchewan’s GDP hit a record $80.5 billion in 2024, and investment is rising steadily. The provincial government points to its “Securing the Next Decade of Growth” strategy and its InvestSK.ca platform as key in attracting development. Private capital investment in Saskatchewan increased in 2024 by 17.3 per cent to $14.7 billion, which also ranks first among provinces. Private capital investment is projected to reach $16.2 billion in 2025, an increase of 10.1 per cent over 2024. This is the second highest anticipated percentage increase among the provinces. This is a promising development for rental housing providers. The construction boom should help to increase supply, reduce the tightness of the current rental market, and potentially stabilize rents, while still supporting strong investor demand. For more information, visit InvestSK.ca.

New modular units being built in Saskatoon On November 12, federal and local partners announced that Saskatoon is set to build 120 new modular rental homes in response to a housing shortage. The project is called Aurora Pointe, which will be located at 102 Henry Dayday Road in the Aspen Ridge neighbourhood. These units will be geared toward families and will include two- and three-bedroom homes. The federal government is funding the development with $38.3 million in low-interest financing through CMHC’s Apartment Construction Loan Program, which supports the construction of more rental housing across Canada. The project is being developed by the National Affordable Housing Corporation (NAHC), a non-profit organization focused on affordable housing in Saskatchewan. The Canadian Mental Health Association (Saskatoon) is also involved in the project, as it has stated that stable housing is a critical part of mental wellness. Local and national leaders framed the announcement as part of broader efforts to tackle Canada’s housing crisis. Modern construction methods, like modular building, and partnering with non-profits is supporting faster and more affordable construction of homes. Aurora Pointe is a significant step forward in helping to grow Saskatoon’s housing supply. By increasing the number of family-sized rental units, the City aims to relieve pressure on its tight housing market and offer more secure, long-term homes for residents.

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Rental Housing Saskatchewan Award winners Congratulations to the winners of the 2025 Rental Housing Saskatchewan Awards: • Lifetime Achievement Award: Bonnye Moncrief • Rental Housing Provider of the Year – greater than 500 units: North Prairie Rentals • Rental Housing Provider of the Year – up to 500 units: WestCliff Properties • Property Management Company of the Year: Hazelview Properties • Property Manager of the Year: Elaine Corkery (Hazelview Properties) • Rental Development of the Year: Berkshire Heights Townhomes by Ehrenburg Homes • Renovation Project of the Year: Kenwood Manor (Avenue Living Residential) • Excellence in Customer Service: MD Nurul Arefin (Deveraux Apartment Communities) • Executive of the Year: Alex Hanson (Colliers) • On-Site Employee of the Year: Roger Burkholder (AVANA) • Service Member of the Year: B&Bowa’s Cleaning Services • Crime Prevention and Tenant Safety: WestCliff Properties • Community Impact Award: The Colliers Cup

Upcoming Business of Rental Housing Forum RHSK will be hosting the final Business of Rental Housing Forum of the year. It will take place on Thursday, December 4 at 11:30 am in the Avana Office, 1738 Victoria Avenue East.

These events are designed to provide housing providers with valuable insights into the business side of rental ownership. They also provide opportunities to network, learn, and strengthen business knowledge. Join Landon Field, and hear from guest speakers Gavin Robinson from Virtus Group and Riley McRae from Butler Byers Insurance, as they explore the financial and legal fundamentals of operating rental housing, including: • Tax implications of rental operations • Incorporation options and limited liability • Cash flow considerations • Insurance essentials for you, your rental, and your renters We’ll also take a closer look at insurance sections of lease agreements, coverage updates, and the key differences between various types of insurance available to housing providers. You do not want to miss our last in-person event of 2025!

Looking ahead As we reflect on a successful fall season, and look forward to a new year, RHSK remains committed to supporting Saskatchewan’s rental housing community. Through advocacy, education, and connection, we continue to build a stronger, more resilient industry that meets the needs of both housing providers and tenants. Whether attending a forum, enrolling in LEAP or using the Landlord Toolkit, RHSK is here to help housing providers succeed. We thank our members for their continued engagement and look forward to another year of growth, innovation, and leadership in Saskatchewan’s rental housing sector.

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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Chair’s message The biggest EOLO news of this issue is that I will be retiring from my role as the de facto Executive Director of EOLO as of December 31, 2025, although I will continue to represent EOLO on key government relations files. The EOLO Board has chosen to contract with Jeremy Newman to act as the new EOLO Executive Director. Jeremy and I will work together to ensure a smooth transition. See the leading article below for more details. Other articles address the new rules for carbon monoxide alarms, and the City of Ottawa’s moves to bring in new Mid-rise Design Guidelines. Merry Christmas and happy holidays to all! - John Dickie, Chair, Eastern Ontario Landlord Organization

EOLO gaining new executive director For decades, EOLO has been led by John Dickie. The law firm Dickie & Lyman LLP has provided the administrative support for EOLO, including organizing the semi-annual Education and Networking events. Recently, John informed the EOLO Board that he intends to retire from practicing law within about 12 months, and Dickie & Lyman will cease to provide the administrative support for EOLO. However, John indicated that he is still willing and able to lead EOLO’s key government relations work, which John has done with passion, dedication, and great success. With the aid of a Transition Committee, the EOLO Board considered how to proceed, and decided to take up an offer from Jeremy Newman to provide the administrative support for EOLO. For most of the last decade, Jeremy has been the hands-on administrative lead for EOLO as an employee of Dickie & Lyman (and recently as a contractor for Dickie & Lyman). As of January 1, 2026, Jeremy will become the EOLO Executive Director, providing leadership and administrative support for EOLO, including organizing the semi-annual Education and Networking events. With the approach the Board has chosen, EOLO will benefit from Jeremy’s extensive contacts with EOLO’s supplier and landlord members, and his knowledge of how EOLO has operated for many years. Jeremy will also undertake some of the government relations (GR) work EOLO does, although John is to continue to lead the most important GR files for now. John is to introduce Jeremy to his many contacts at the City of Ottawa,

and will turn over the critical GR files to Jeremy over the next few years. The EOLO Board thanks John for his leadership and government relations work over the past decades. The Board also thanks John and his law partner David Lyman for Dickie & Lyman’s Jeremy Newman work for EOLO. The Board also recognizes Jeremy’s work and skills as the past hands-on lead for EOLO administrative work. The EOLO Board has every confidence in Jeremy and John going forward. Geoff Younghusband, Chair of the Transition Committee, said, “I and the EOLO Board are thrilled to establish this new collaborative arrangement, ensuring seamless continuity in the conduct of EOLO‘s affairs.” Jeremy is thankful for the opportunity, and looks forward to providing a greater ability to concentrate on EOLO’s and members’ needs, including the administrative, educational, and social activities, while adding the GR work over time. John and Jeremy are pleased to continue to work together to serve EOLO and rental housing providers and their suppliers in Ottawa. New contact information will be sent to EOLO members when available. Questions can be directed to admin@eolo.ca. John, Jeremy, David, and EOLO’s directors will be happy to answer questions at EOLO’s Spring Education and Networking event, which will take place sometime in March 2026.

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City creating Mid-rise Design Guidelines For the first time, the City of Ottawa is creating Design Guidelines for new mid-rise developments. All Ottawa residents are invited to provide comment through Engage Ottawa. Act immediately, or you will have to comment on the first draft before or when it goes to committee in February or March 2026. The City currently has Design Guidelines for High-rise Buildings and for Low-rise Infill Housing, as well as for arterial roads and neighbourhood collector streets. All of those are providing precedents for the new Guidelines. City planning staff have also reviewed other cities’ Mid-rise Design Guidelines, including Toronto, Vancouver, Guelph, Mississauga, Calgary Centre City, Kelowna, Portland, San Jose, Seattle, Denver, and Central Melbourne (in Australia). The gleanings are spelled out in a Discussion Paper available on Engage Ottawa. Common themes of the other cities’ Design Guidelines include: • Support compact growth and transit use; compatible infill in or adjacent to established neighbourhoods • Height proportionate to the width of the right-of-way the building faces • Establishes angular plane requirements to ensure appropriate scale, sunlight, and views, particularly in relation to low-rise or parks • Serves as transition between low- and high-density areas • Setbacks and step-backs are used to reduce perceived bulk and create a pedestrian-friendly street • Ground-oriented units or active commercial frontages at grade to animate the street • Design that responds to heritage context, adjacent scale, and local character The purpose of the Discussion Paper is to identify themes that will help shape the design guidelines, such as: • What are the givens? • What topics will be included or excluded? • What is the right balance among guideline issues? The Official Plan (OP) applies policies and guidelines using the structure of “transects,” which describe the physical characteristics of different types of places and their role in Ottawa. This approach permits policies to be more closely tailored to an area’s context, age, and function. The six transects (Downtown, Inner Urban, Outer Urban, Greenbelt, Suburban, and Rural) are each associated with OP land use designations (Hubs, Mainstreet Corridors, Minor Corridors, and Neighbourhoods). This results in two-part names for land use policies, such as “Downtown Hubs” or “Inner Urban Mainstreet Corridors.” Target minimum and maximum building heights and minimum density are provided for each land use designation based on the transect in which they are located. Mid-rise buildings are permitted extensively along the City’s arterial and collector road network. They are also permitted in suburban hubs and major transit station areas (MTSAs), which often focus on large, lowdensity land uses such as strip commercial and shopping malls, or in urban mixed-use areas, such as the downtown and inner suburbs. Mid-rise buildings are permitted in mixed use, residential, and employment contexts. The OP is directing mid-rise buildings to locations that are transit-supportive and capable of transformative change. The urban design section of the OP provides certain mid-rise-specific built form policies (4.6.6.7). Mid-rise buildings shall be designed to respond to context, and transect area policies, and should: - Frame the street block and provide midblock connections to break up large blocks - Include a base with active frontages, and a middle portion that relates to the scale and character of the surrounding buildings or planned context

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- Be generally proportionate in height to the width of the right of way, with additional height permitted in the Downtown Core Transect - Provide sufficient setbacks and step-backs to: • Provide landscaping and adequate space for tree planting • Avoid a street canyon effect • Minimize microclimate impacts on the public realm and private amenity areas

Issues and opportunities Here are some issues where City staff are seeking input. • Can flexibility be a reward for high quality interface with the public realm? • Clarity is good but difficult to achieve. Diagrams can help. Do residents have comments? • Suburban contexts require more parking. How can that best be included? • What allowances should be made for wood construction? • How can space be made for trees? The earlier knowledgeable people comment, the better.

Expanded carbon monoxide alarm requirements in January Starting January 1, 2026, Ontario will significantly expand the carbon monoxide (CO) alarm requirements in residential and care occupancies. Carbon monoxide, undetectable to human senses, is generated through the incomplete combustion of fuels. Poisoning can be lethal and hard to diagnose or prevent without early detection. Carbon monoxide alarms are already required in any house or apartment with a fuel-burning appliance, a wood-burning fireplace or an attached garage. Current requirements mandate a CO alarm adjacent to any sleeping area. Amendments to the Ontario Fire Code will require a CO alarm on every level of a dwelling, including additional requirements set out below.

For buildings with storage garages, a CO alarm must be installed: • Next to each sleeping area in any apartment/ care unit sharing a wall, floor or ceiling with the garage • On every level of those same units that lack a sleeping area • Next to each staff sleeping room not part of a dwelling unit For buildings heated with a forced-air fuel burning appliance that is not inside the home (e.g., a boiler room), a CO alarm must be installed: • In the service room containing the appliance • In public hallways heated by that appliance: • One per divided section, or every ≤ 25 m in undivided hallways • Next to each sleeping area in any unit heated by the appliance • On every level of those units without a sleeping area Landlords are responsible for ensuring CO alarms are installed as per the new requirements. Once installed, tenants are responsible for testing and reporting issues to their landlord. Tenants are recommended to test the alarm in their units monthly. Landlords are recommended to: • Replace batteries annually if battery powered • Replace alarms every 7 to 10 years • Ensure models meet safety standards (CSA-6.19 or UL 2034) • Inspect fuel-burning appliances regularly The new changes are a proactive step toward ensuring the safety of residents, but come with additional compliance workload, potential capital costs, and maintenance tracking. However, compliance will provide fire inspection readiness and improved liability protection. EOLO encourages its members to share how your CO alarm rollout goes. Email admin@eolo.ca if you have any issues. For more information, visit the Ottawa Fire Services’ web page or contact the Fire Prevention and Education Team.

BECOME AN EOLO MEMBER NOW! EOLO invites Ottawa area landlords to join the organization. Have your interests and concerns heard, and benefit from EOLO’s support. As an EOLO member, you will be able to: • Receive prompt emails of relevant City rule changes •

Attend two networking receptions a year

•

Attend two free education events a year

•

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

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

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EXECUTIVE DIRECTOR’S MESSAGE ARLA’s election was finalized and a new Board of Directors for 2026 was elected. We held our AGM & Christmas Luncheon on November 14, 2025, which is our final event of 2025. Our new Board of Directors will meet in December before the new year starts! The City of Edmonton’s municipal election was finalized and a new mayor, Andrew Knack was elected, along with four new councillors; the remaining were incumbents. We are hopeful this new council will move the City of Edmonton forward and make it affordable and safe. Donna Monkhouse We will be approaching the new council with respect to the Waste Management issues our members are facing. We have brought this forward in the past with no results and will continue to bring this issue forward to see change. We will be working on a campaign for our waste issues that we will share across social media and to our membership. ARLA is updating our Market Research paper and will be distributing this to all levels of government, and of course our membership. This will be done before mid-2026. Looking ahead to the rest of 2025, we’re focused on delivering value for our 2026 schedule, 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

AGM & Christmas Luncheon

What’s happening in Edmonton?

Our AGM & Christmas Luncheon was held at the Chateau Louis Conference Centre on November 14, 2025. Great food, cocktails, entertainment, and presents made the day a lot of fun. The new Board of Directors was introduced and the previous Board members were thanked for their time. Once again, our members have stepped up to sponsor this great event. MERRY CHRISTMAS & HAPPY NEW YEAR FROM ALL OF US AT ARLA!

Municipal election results Following the recent municipal election, Andrew Knack is the new mayor of Edmonton. Eight of the 12 wards have incumbent councillors returning to represent their wards. See https://www.edmonton. ca/city_government/city_organization/citycouncillors for the complete list of names.

Waste removal ARLA is continuing its efforts to improve the waste removal system with the City. We will keep on advocating to have waste removal put back into property managers’ hands. We will be bringing the issue forward once a new City of Edmonton council is in place.

What’s happening in Calgary? Municipal election results Following the recent municipal election, Jeremy Farkas is the new mayor of Calgary. There are also 10 new City councillors, with four incumbents returning. See https://www.calgary.ca/council/ councillors-and-wards.html for the complete list of names.

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Motion to repeal blanket rezoning by-law On November 17, the Calgary Executive Committee voted to approve a notice of motion to repeal the City’s “blanket rezoning” by-law, forwarding the matter to full council for debate on December 15. The motion, sponsored by Mayor Jeromy Farkas and six councillors, would roll back the land-use changes and restore the previous zoning districts that existed prior to August 2024. Under the original blanket rezoning, most single-family lots across Calgary were rezoned to allow duplexes, rowhouses, and four-plexes without separate public hearings. Supporters say it accelerated housing supply; opponents argued it bypassed community input and strained infrastructure. The new motion asserts the rezoning “failed to deliver greater housing affordability” and has raised concerns over tree canopy loss, parking, traffic, and neighbourhood character. The motion directs City administration to prepare an amending by-law to revert land-use district designations for properties prior to the original second/third reading of the blanket rezoning. It would exclude lots already under development permit or subdivision processes The rollback means many parcels that under the blanket rezoning could have been redeveloped into multi-unit rental buildings might face the older zoning constraints, making it harder to build higher-density rental housing in established neighbourhoods. For landlords and investors, development of new small-scale rental infill (e.g., duplexes or four-plexes) could slow down or become less predictable. However, this may encourage a more targeted plan to focus rental development where infrastructure and transit already exist rather than blanket conversion of low-density zones.

Upcoming changes to the RTA The Alberta Law Reform Institute (ALRI) continues to work on issues with the RTA and Clarity. ARLA will keep bringing the issue of electronic service forward, not as a last resort but as a first option for delivery.

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. We are currently working on an update to this for distribution mid-2026. 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. Our networking events, such as the member appreciation BBQ and lawn bowling, offer many

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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.

Future events ARLA has no further events in 2025 and we look forward to a great 2026. Watch our website for upcoming events in 2026 and save the dates.

SuiteSmarts Residential Tenancies Act course SuiteSmarts is an online interactive learning tool designed to help Alberta landlords become better acquainted with Alberta’s Residential Tenancies Act (RTA). This is an excellent opportunity for people new to the rental industry to learn about the RTA, or for veteran landlords who would like to brush up on their knowledge of the legislation, in this user-friendly, self-paced learning format. SuiteSmarts consists of seven hours of online learning, which is accessible 24/7, in nine training modules. ARLA members can take the course at a reduced rate of $19.95 (compared to $79.95 for non-ARLA members). Attendees receive a certificate of completion upon passing the exam. For more information and to sign up, please visit www.suitesmarts.ca.

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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