Hot Topics:
discusses upcoming changes Residential Tenancies Act , provides updates on recent municipal elections, and invites rental property owners to join the association. pg. 49
discusess how tenants' drug activity could lead to fines and jail time for landlords under Bill 10. pg. 53
discusses the Adequate Temperature By-law, takes a look inside the Barton-Tiffany temporary shelter, and provides an update on the Hamilton LRT. pg. 57
RHPNS discusses its fight with Halifax Water over rate hikes and the Province's plans to expand development in Halifax. pg. 61
Check out the digital version of RHB Magazine for news from RHSK and EOLO.
The Member Associations
EXECUTIVE DIRECTOR’S MESSAGE
The ARLA office is working on our Board election, our AGM and Christmas luncheon, and our final year events.
We continue to reach out to the City of Edmonton’s municipal candidates. In our monthly broadcast, we shared an interview with the mayoral candidates. Also, the Edmonton Chamber held a mayoral candidate debate with the top five candidates, which can also be viewed on their YouTube channel.
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
Golf tournament
Our 2025 Golf Tournament was held at the Quarry. What a great day we had! We would like to thank our wonderful members and sponsors for making this day even better. We are looking forward to this event on September 4, 2026. Make sure to save the date.
What’s happening in Edmonton?
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. We will be bringing the issue forward once a new City of Edmonton council is in place.
Following the municipal election on October 20, the new mayor of Edmonton is Andrew Knack, who received 37.97 per cent of the vote (78,482 votes). Tim Cartwell finished second with 29.83 per cent (61,667 votes), while Michael Walters came in third with 11.9 per cent (24,589 votes). Previous mayor Amarjeet Sohi did not run for reelection.
What’s happening in Calgary?
Following the municipal election on October 20, the new mayor of Calgary is Jeremy Farkas, who received 26.1 per cent of the vote (91,071 votes). Sonya Sharp finished a close second with 26.0 per cent (90,488 votes), while previous mayor Jyoti Gondek finished third with 20.5 per cent (71,402). Sharp has requested a recount of the votes.
Upcoming changes to the RTA
Bill 38 has now passed and Section 57 (1) to (4) of the Residential Tenancies Act (RTA) has been updated on methods of delivery.
Methods of delivering notice (effective June 2025) A notice must be delivered in person or delivered by registered mail. Tenants should use the mailing address provided in the “notice of landlord.”
Landlords should use the mailing address of the residential rental premises. If the tenant is absent from the rental premises and/or evading service, the landlord may either:
Donna Monkhouse
• Give the notice to an adult who appears to live with the tenant
• Post the notice in plain sight on the residential rental premises
If a landlord or tenant cannot serve a notice as indicated above, the notice may be served by an electronic method if:
• The landlord or tenant, as applicable, has provided an electronic address as an address for service that can receive such notice
• The notice, order or document is sent to the landlord or tenant, as applicable, at the specified address and in a format that is usable for subsequent reference It is important to note how this language fits into the “hierarchy” of service under the RTA overall. At a high level, the RTA first requires that all service be effected by personal service (i.e., handing the notice to the tenant directly) or registered mail. In the event those forms of service are not possible, a landlord may post a notice in a conspicuous place on the rental premises. If a landlord cannot effect service by personal service, registered mail or by posting to the premises, then they can use an email that has been provided for the purpose of service.
Investing in Alberta's rental properties: Join ARLA for unmatched benefits
If you invest in rental properties in Alberta, consider joining the Alberta Residential Landlord Association (ARLA) for numerous compelling reasons. Your membership supports advocacy for the Alberta multifamily housing industry, education, and much more.
Alberta is one of three provinces in Canada without rent controls, and ARLA is dedicated to maintaining this status. We consistently advocate to ensure our voices on issues and solutions are heard. The absence of rent controls provides choices for tenants and keeps rents affordable. Despite Alberta experiencing one of the highest percentage rental increases in 2024, rents remain more affordable than in many other provinces, offering competitive rental prices. In 2024, ARLA published a research document on Alberta’s rental market dynamics and policy landscape, which is available on our website. Increased migration and demographic trends in Alberta have impacted rent prices due to supply constraints. Housing providers face higher costs for mortgages, utilities, property taxes, and maintenance, affecting profitability. Over the past decade, Edmonton has led with some of the lowest rent prices and smallest increases. Average rents in Alberta saw little to no increase from 2013 to late 2024. We invite you to read the report to learn more about Alberta’s rental market.
ARLA is a non-profit, membership-based association that educates and advocates for housing providers in Alberta. Established in 1994, we have a strong and growing membership. We provide all forms required to satisfy the Residential Tenancies Act (RTA) in Alberta. Our monthly seminars, webinars, and luncheons cover a range of relevant topics. We also have a network of reliable service providers for our landlord community.
Our networking events, such as the member appreciation BBQ and lawn bowling, offer many opportunities for connection. Members benefit from discounts on forms and services, including insurance, credit checks, and RTDRS representatives. We also offer an RTA workshop webinar three times a year and an online RTA course called SuiteSmarts.
We provide monthly updates on government issues, industry news, and market trends. With Edmonton’s municipal election approaching, we are preparing our issues for the candidates to help our members make informed decisions. We are collaborating with other associations on waste management issues in Edmonton to control contractor costs. We stay actively involved with government activities to ensure our voice is heard.
ARLA welcomes members from single-unit landlords to large-scale landlords and REITs, as well as not-for-profit groups. If your company is a member, all employees can participate in ARLA events and activities.
Discover the many benefits of ARLA membership by visiting our website at www.albertalandlord. org or contact us to learn how you can benefit from becoming a member.
SuiteSmarts Residential Tenancies Act course
SuiteSmarts is an online interactive learning tool designed to help Alberta landlords become better acquainted with Alberta’s Residential Tenancies Act (RTA). This is an excellent opportunity for people new to the rental industry to learn about the RTA, or for veteran landlords who would like to brush up on their knowledge of the legislation, in this user-friendly, self-paced learning format. SuiteSmarts consists of seven hours of online
learning, which is accessible 24/7, in nine training modules. ARLA members can take the course at a reduced rate of $19.95 (compared to $79.95 for non-ARLA members). Attendees receive a certificate of completion upon passing the exam. For more information and to sign up, please visit www.suitesmarts.ca.
Future events
October 10, 2025: RTA Fundamentals Workshop webinar 9:30 am – 12:30 pm This webinar is presented by Chrystal Skead, CPM, ARM, Clear Stone Asset Consulting, who has more than 30 years of experience in managing multifamily, condo, and mixed-use properties. This workshop empowers attendees and their teams with being compliant in their rental business by learning to navigate the Residential Tenancies Act . This workshop will cover:
• How to legally handle a security deposit
• How to screen new residents
• The rights and covenants of landlords and tenants
• The requirements for completing Premises Condition Inspection reports
• The difference between a fixed term, periodic, and implied periodic tenancy
• How to identify and handle non-tenants
• Legal entry of the premises by the landlord
• Laws restricting rent increases
• Assigning and sub-letting leases
• How tenancies may be terminated
• Different types of evictions, how they are issued, and use of the Dispute Resolution Service
• How to identify and handle an abandoned premises and goods
• Domestic violence updated legislation ARLA offers the RTA Fundamentals Workshop three times per year. Members pay $75.00 to attend; non-member pricing is $125.00 per person.
Other future events:
• October 22, 2025: Service Alberta presentation on residential tenancy fundamentals along with RTDRS, consumer investigations, and the utility advocate.
• November 14, 2025: AGM & Christmas luncheon at the Chateau Louis with Darren Lee, Elvis impersonator, performing.
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
Fall meetings showcase important bylaw, Fire Code updates
I would like to thank everyone who attended another successful LPMA golf tournament, this year in support of the London Children’s Museum. It was a great day for networking and enjoying some time in the sun with colleagues. My sincere thanks to the sponsors and volunteers who make these events possible.
With the arrival of fall, we’re focusing on member education. Our October 14 dinner meeting will feature Fire Prevention Inspector James Hind outlining recent updates to the Ontario Fire Code. On November 11, LPMA will host Mark Hefferton from the City of London to discuss the new air-conditioning bylaw. Lawyer Kristen Ley from Cohen Highley LLP will address Bill 10 and changes to the claim limit at the Landlord and Tenant Board. Both meetings will be held at the Highland Country Club. Register at info@lpma.ca.
Best regards,
- Tracy Norman, President, LPMA
TENANTS’ DRUG ACTIVITY COULD COST LANDLORDS HEFTY FINES, JAIL
TIME UNDER BILL 10
Ontario’s Bill 10 aims to bolster public safety by making landlords directly responsible for preventing drug-related activity in their rental properties. This means that instead of targeting perpetrators, the Bill is much more likely to ensnare small residential and commercial landlords.
Introduced on May 1, the Bill is known as the Protect Ontario Through Safer Streets and Stronger Communities Act, 2025. It has been given royal assent but hasn’t yet been proclaimed in force, the final step that would officially make it law.
London lawyer Joe Hoffer says Schedule 8 to Bill 10, the Measures Respecting Premises with Illegal Drug Activity Act, 2025, is of particular concern to housing providers. It contains two main prohibitions.
The first consists of knowingly permitting the production and trafficking of illicit drugs in rental properties. A statutory defence would allow landlords to avoid liability if they demonstrated that they took reasonable measures to prevent drug activity, Hoffer says. The province hasn’t yet defined “reasonable measures,” but is expected to provide more detail at a later date.
Subsections of the statute pose a risk for ordinary people who weren’t aware of the activity, but who happen to be landlords, Hoffer says.
“Essentially, this Bill imposes on any landlord, commercial or residential, a higher degree of vigilance over the activities of their tenants to make sure that their tenants aren’t engaged in drug activity.”
The second prohibition pertains to knowingly possessing the proceeds of an offence. Unlike the first prohibition, there is no reasonable measures defence. Consider the case of a landlord who rents out a unit that is then used for drug activity; police determine that the landlord should have reasonably known what was occurring in the unit. In the meantime, the landlord has received rent payments, which is tantamount to accepting the proceeds from the prohibited activity.
“The bank account becomes something capable of seizure so not only do you have the offence that you knowingly permitted (an offence), but you’ve also received money and you’ve used those profits by putting the money in a bank account or you’ve bought something with it,” Hoffer notes.
Tracy Norman
Otherwise, the landlord and the agent could both be held liable.
Hoffer also recommends that landlords inspect a unit a few months after a tenant moves in and to place the inspection report in the tenant’s file. In addition, the onus is on the landlord to investigate if neighbours who live around the tenant complain of suspected drug activity, such as constant comings and goings from the unit.
Ignoring complaints jeopardizes the landlord because police may think the landlord knew about the activity, Hoffer says. Even when neighbours complain, police and the Landlord and Tenant Board (LTB) are reluctant to take action without evidence.
The legislation places landlords in a Catch-22 situation, Hoffer says. Without investigating their suspicions of a tenant’s drug activity, landlords could be found liable if they are correct and police catch the individual through an independent investigation. Alternatively, a landlord may file an application to the LTB to demonstrate they took action and were unable to terminate the activity because the adjudicator dismissed their application due to a lack of evidence.
“It’s potentially a very bizarre and absurd outcome where the landlord is found guilty of an offence and the tenant isn’t, even though they’re the
ones committing the offence,” Hoffer says. “In the meantime, the landlord has been through hell because they’ve had either their bank account seized or their phone or their computer while all of this was going on. These are all pitfalls for landlords.”
Installing security cameras can help landlords defend themselves against potential allegations that they knowingly permitted drug activity on the premises, Hoffer says. However, landlords don’t need them to meet their obligations. If housing providers decide to install security cameras, they should be pointed to common areas and signage should indicate that video surveillance is present. In addition, landlords should monitor the recordings from time to time.
If landlords were found guilty, judges could impose jail time for conduct perceived as being especially egregious, Hoffer says. Fines are up to $1 million for a corporation for a first conviction. For individuals, the fines could amount to $250,000 or imprisonment for a term of not more than two years, or both.
“The jail time is unusual. Typically, for regulatory offences, there are fines, but the fact that there is jail time really ratchets up the risk to landlords,” Hoffer says.
PRESIDENT’S MESSAGE
The end of the year is quickly approaching and 2025 has been a great year for the HDAA! We held two annual events, our Golf Tournament in June and our Trade Show in October, which were both a great success, and several informative dinner meetings with our last dinner meeting of the year set for November 12. There have been more by-laws introduced over the past year or two than we can count, which will make the rental housing industry a more challenging place for housing providers in Hamilton. We are set to hear about the rental licensing pilot project in November before the program ends on December 31. We are sending a call to action to all Hamilton housing providers to join us at City Hall and submit delegations or contact their councillors to help put an end to licensing in Hamilton. We are stronger when we are united and now is the time to make our voices heard.
- Daniel Chin, President, HDAA
Adequate Temperature By-law update
Hamilton landlords are already required under the Heat By-law (04-091) to maintain indoor temperatures of at least 20°C from September 15 to May 15. Now, City Council is turning its attention to summer cooling. Councillors recently voted unanimously to require landlords who already provide air conditioning to ensure it is in good working order and able to keep units below 26°C. This new regulation is set to be ratified by Council, and enforcement will fall to bylaw officers, who may issue repair orders or arrange the work themselves at the landlord’s expense if compliance is not met.
The larger change, an Adequate Temperature Bylaw for all rental units, is still pending. Originally slated for 2024, it has been delayed until spring 2026, despite growing pressure from tenant advocates who argue that extreme summer heat poses serious health risks. Councillors acknowledged frustration with the delays but indicated the by-law will be prioritized moving forward.
For landlords, the implications are significant. City staff have warned that enforcing a maximum temperature citywide could bring major challenges, including costly retrofits for older buildings, strain on electrical grids,
more noise complaints, and higher operating expenses, many of which could ultimately affect tenants. Still, momentum is building toward a standard requiring landlords to ensure summer temperatures do not exceed 26°C, similar to the winter heating rules already in place.
What landlords should do now: ensure any AC already provided is maintained, begin assessing the feasibility and costs of cooling upgrades in your buildings, contact your councillors, and share your thoughts and stay engaged with City consultations. These changes mark a shift toward regulating both heating and cooling in Hamilton rentals, and preparation will be key to minimizing disruption.
Barton-Tiffany: Inside Hamilton’s temporary shelter
When Hamilton’s Barton-Tiffany temporary shelter site opened in early 2025, it represented one of the City’s most ambitious attempts to balance compassion with practicality. The low-barrier, modular housing project now accommodates around 80 residents in 40 climate-controlled cabins, providing 24/7 staffing, common areas, showers, laundry, and wraparound supports through Good Shepherd. It was built to move people directly from encampments into safer, managed environments, a cornerstone of Hamilton’s evolving homelessness strategy.
While many residents told CBC News the cabins were a welcome change from life in tents, the reality has been mixed. Residents describe rodent problems, poor washroom cleanliness, and unpleasant odours. Several residents also spoke about temporary lockouts when staff removed their keys, leaving them unable to access their cabins, or being moved around due to plumbing issues. Others mentioned feeling isolated or unsafe, especially at night, with reports of theft and drug use. These experiences reflect the dual nature of BartonTiffany: a project providing dignity and safety for many, but still struggling to meet expectations for consistent cleanliness, security, and maintenance.
Beyond individual experiences, Barton-Tiffany has sparked debate about the financial and policy trade-offs behind modular sheltering. Initially budgeted at $2.8 million, the project’s capital costs ballooned to nearly $7.9 million, driven by site remediation, infrastructure work, design modifications, and servicing upgrades. Operating costs are also steep, about $40,000 per bed annually, prompting concern that such models may not be sustainable over the long term.
Supporters argue that Barton-Tiffany fills an essential gap in Hamilton’s shelter system, offering a place for couples, pet owners, and those who can’t access traditional shelters. Critics, however, say the cost per bed is disproportionate compared to investing in permanent or supportive housing. Barton-Tiffany embodies both the progress and the limitations of Hamilton’s current approach to homelessness. On one hand, it represents a humane and immediate response, a physical space that offers safety, heat, and dignity. On the other, its shortcomings and expense highlight the challenges of treating modular shelters as a scalable or sustainable fix.
From a policy standpoint, the site underscores the need for clear exit strategies, consistent maintenance standards, and integration with long-term housing pathways. Without these, residents risk becoming stuck in limbo, no longer unhoused, but still far from secure. Going forward, the lessons from Barton-Tiffany can inform how future shelter sites are designed and managed. Involving residents in operational feedback, maintaining rigorous oversight, and ensuring direct connections to affordable housing will be key to ensuring that these temporary solutions do not become permanent stand-ins for true homes.
Hamilton LRT: Moving forward amid early works and planning changes
Hamilton’s long-awaited Light Rail Transit (LRT) project is steadily advancing, with visible progress now under way through a series of early infrastructure works. While major construction has yet to begin, the groundwork being completed across the 14-kilometre corridor marks a significant step toward realizing one of the City’s largest transit investments.
Over the past year, the City of Hamilton and Metrolinx have focused on enabling works, essential upgrades to underground infrastructure such as watermains, sewers, and utilities along the future LRT route. These efforts aim to minimize disruptions once full construction begins. Notable projects include large watermain relocations on Wentworth Street and Queenston Road, as well as bridge and intersection upgrades to prepare for the new transit line.
Procurement has also reached a major milestone. Four pre-qualified construction teams have been invited to submit proposals for the first phase of civil and utility work, which represents nearly half of the project’s total construction value. This stage will include major road reconstruction, bridge work, traffic signal installation, and utility coordination, laying the foundation for future track installation and station development.
In response to design and cost considerations, route adjustments have also been introduced. The revised alignment eliminates a previously planned flyover bridge between Main and King Streets, instead redirecting sections of the line along Dundurn Street. The changes are expected to simplify construction and reduce costs while maintaining the project’s 14-kilometre length and planned 17 stations.
As early works continue, Hamilton residents are eager for clearer timelines on when full construction will begin and how local businesses and neighbourhoods will be affected. The City and Metrolinx have emphasized that the LRT will ultimately transform mobility across Hamilton, from McMaster University to Eastgate Square, while catalyzing corridor renewal through improved streetscapes, utilities, and accessibility.
The coming months will be crucial, as the City announces the winning bidders for the civil works contract and releases updated timelines for major construction. Once complete, the Hamilton LRT promises to reshape how people move across the city and serve as a catalyst for long-term urban growth and investment.
Past events
October 8, 2025: HDAA Annual Trade
Show
The HDAA held another great Trade Show this year with dozens of suppliers to the industry attending as vendors, as well as a very informative and engaging keynote speaker panel. We are grateful to our many Trade Show sponsors.
Keynote & Trade Show sponsors:
• Home Depot
• Registon Building Restoration Ltd.
• Xcel Construction
Trade Show sponsors:
• Eco Steam Pest Control Food sponsors:
• Acumen Insurance Group Inc.
• Cohen Highley LLP
• SeeNo Pest Control
• Yardi Canada
The Trade Show began with our Keynote Speaker Event, where our panelists Jonathan Brimmell, Vice President, Operations, Equiton; Petar Guzina, Lawyer, Guzina Law; Theresa Lapensee, Vice President, Property Operations, MillDon Living; and Ivan Murgic, Director of Residential Operations (Property), Effort Trust discussed the biggest changes impacting landlords over the past year, from affordability and supply challenges to new legislation and tenant relations.
We look forward to holding another successful Trade Show next year and will send communications once we have secured a date!
Upcoming events
November 12, 2025: Dinner meeting
The HDAA will be holding our next dinner meeting on November 12. Make sure to mark your calendars and keep an eye out for our emails for more details.
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.
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
Affordability challenges, rising utility rates, and heightened scrutiny of the rental sector define today’s policy environment. RHPNS is responding with a renewed focus on advocacy, education, and engagement. By combining practical expertise with a strong public voice, we are ensuring members are represented with integrity and purpose, and that the vital role of rental housing providers is recognized in shaping Nova Scotia’s housing future.
- Kevin Russell, Executive Director
RentNS
Keeping water affordable: How RHPNS led the fight against Halifax Water’s rate hike
When Halifax Water announced its intention to raise rates by more than 36 per cent within a single year, the news hit Nova Scotia’s rental housing sector like a tidal wave. For multi-unit residential housing providers and their tenants, water isn’t a luxury; it’s an essential service and one of the largest fixed costs in building operations. A rate increase of this magnitude threatened not only to drive up operating expenses but also to undermine affordability for thousands of residents already struggling with housing costs.
That’s why Rental Housing Providers Nova Scotia (RHPNS) launched the Stop the Rate Hike campaign, a multi-pronged advocacy effort that combined grassroots mobilization, industry analysis, and regulatory intervention to ensure the voices of rental housing providers and tenants were heard at the Nova Scotia Regulatory and Appeals Board (NSRAB).
A campaign born from urgency RHPNS recognized early that the proposed increase was about more than just utility bills. It was a test of affordability policy in action, and whether decision-makers would consider the realworld impact on renters whose incomes lag far behind the provincial median.
The campaign moved quickly. Within weeks, more than 3,400 Haligonians signed on as supporters, generating over 31,000 emails to targeted decision-makers. Municipal councillors who also sit on the Halifax Water Board of Commissioners were pressed to justify their votes in favour of the
increase, while at the same time approving $70 million for bike lanes. Media outlets picked up the story, amplifying the voices of both housing providers and tenants.
In short, the Stop the Rate Hike campaign turned what could have been a quiet regulatory process into a province-wide conversation about fairness, affordability, and accountability.
Inside the NSRAB hearing room
Beyond public mobilization, RHPNS took its advocacy directly to the regulatory arena. As an intervenor at the NSRAB hearing, the association presented evidence, cross-examined Halifax Water’s witnesses, and introduced a perspective missing from the utility’s filing: the lived reality of multi-unit housing providers and their residents.
Halifax Water’s affordability test was based on a median household income of $87,000. RHPNS countered with Statistics Canada data showing that renter households in Nova Scotia earn closer to $45,000–$50,000, and many single renters earn far less. For these households, a 36.6 per cent increase in water rates wasn’t affordable. It was a path into arrears, higher rents or, in some cases, displacement.
RHPNS also challenged assumptions around bad-debt allowances and capital spending, questioning whether the burden was being fairly distributed across customer classes. By doing so, the association positioned itself not only as a defender of rental housing providers’ operational realities but also as a voice for tenants who would ultimately shoulder the costs.
Advocacy in action: From grassroots to policy
The strength of the Stop the Rate Hike campaign lay in its layered approach:
• Grassroots mobilization: Thousands of residents were given a direct channel to email the NSRAB, the Premier, municipal councillors, Halifax Water executives, and other key decision-makers. The message was simple but powerful: water is essential, and it must remain affordable.
• Policy analysis: RHPNS provided a fact-based counter-narrative to Halifax Water’s filing. By grounding its case in renter income data, industry cost structures, and the realities of housing affordability, RHPNS reframed the debate from one about utility revenue to one about fairness, affordability, and community impact.
• Communications strategy: Weekly newsletters, press releases, and consistent campaign branding ensured visibility and momentum.
The phrase “Stop the Rate Hike” became shorthand for a broader fight about affordability not just in Halifax, but across Nova Scotia, strengthening RHPNS’s credibility as a leading industry voice.
Shaping the settlement and beyond
As the NSRAB hearing progressed, the pressure generated by RHPNS’s campaign created space for negotiations and settlement proposals. While the regulatory process is complex and technical, RHPNS’s involvement ensured that affordability remained at the centre of the discussion.
Halifax Water’s decision to reject RHPNS’s proposed compromise—a phased 5 per cent annual increase over five years—was not lost on regulators, stakeholders, and the public. The refusal underscored how far apart the utility and housing providers remain on affordability.
But the campaign achieved more than influencing one docket. It demonstrated that a well-organized industry association can punch above its weight in regulatory proceedings. By blending grassroots energy with technical evidence, RHPNS set a precedent for how housing providers can engage in future affordability debates, whether on utilities, property taxes or other costs that ripple through to tenants.
Lessons for future advocacy
Several lessons emerged from the Stop the Rate Hike effort:
1. Data + stories = impact: Facts and figures are essential, but when paired with real-world consequences, they become powerful. By grounding its evidence in tenant incomes and rental housing operations, RHPNS made the abstract tangible.
2. Coalitions strengthen credibility: While RHPNS stood out for its tenant–housing provider perspective, the campaign also highlighted the value of aligning with other stakeholders, from consumer advocates to commercial and retail property owners and developers.
3. Consistency builds trust: Clear branding and messaging ensured supporters and decision-makers knew exactly what the campaign stood for.
4. Affordability is universal: Even though the campaign was rooted in the rental housing sector, the affordability message resonated broadly with tenants, homeowners, and policymakers alike.
Next steps
The battle over Halifax Water’s rates is not the last affordability challenge Nova Scotia will face. Rising property taxes, reassessments, and energy costs are all on the horizon. But the Stop the Rate Hike campaign has equipped RHPNS with a tested playbook: mobilize quickly, frame
the issue around fairness, and bring both technical expertise and grassroots voices to the table.
For rental housing providers, tenants, and the broader community, the message is clear: affordability isn’t a luxury, it’s a necessity. And as the NSRAB hearing showed, when industry leaders step up with data, strategy, and determination, they can make a measurable difference.
Province of Nova Scotia takes steps to expand development in Halifax Regional Municipality
The Province of Nova Scotia is accelerating housing development in the Halifax Regional Municipality (HRM) by introducing new interim planning orders and enabling key policy changes. Minister John Lohr has designated HRM as an interim planning area, triggering minimum planning requirements. They include permitting residential development in most zones, using gross (rather than net) density in some cases, removing unit-mix requirements, lifting on-site parking mandates in the urban service area, and allowing temporary and manufactured housing in residential zones.
A second order refines the Minimum Planning Requirement Regulations, clarifying zones where residential development is prohibited and extending flexibility through April 1, 2028.
Through the interim designation, select suburban growth policies from HRM’s Regional Plan are now in effect. Nine opportunity sites have been identified, such as Clayton Park, Lower Sackville, Spryfield, Bedford, and several Dartmouth locations, where new development and transitoriented growth may proceed under a smoother approval path.
The Province is collaborating with HRM to deliver a more resident-centred Regional Plan. These new orders aim to reduce barriers, expedite housing
supply, and support growth while the broader planning framework is finalized.
Education
From its modest beginnings, the RHPNS Residential Property Management (RPM) course has become the #1 property management training program in Nova Scotia. It now serves both new and experienced housing providers, as well as large property management companies seeking to professionalize their frontline staff. This fall’s session sold out in August, with all 20 seats filled.
Membership services
The RHPNS Annual Golf Tournament has become a must-attend networking event. This year’s edition drew nearly 200 participants, sold out once again with 44 teams competing, and featured 18-hole sponsors promoting their products and services against the stunning backdrop of Chester Golf Club’s oceanfront course.
In November, members can look forward to the Residential Tenancies Program Luncheon, hosted by senior hearing officers alongside the program’s Executive Director and Director. Attendance is already tracking toward 200 participants, reflecting the growing demand for direct dialogue with decision-makers.
Looking ahead
All eyes are on November, when the NSRAB is expected to release its decision on Halifax Water’s rate application. Did the Stop the Rate Hike campaign make an impact? During the hearing, the Board repeatedly referenced the more than 2,000 complaint letters submitted, many of which highlighted the severe hardship a 36.6 per cent increase would cause. Unequivocally, yes: the campaign shaped the debate. But the final proof will come when the ruling is announced.
In the meantime, for RHPNS, it is full steam ahead.
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
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. 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
Fall Economic Update: Housing’s role in Saskatchewan’s economy
On October 7, RHSK Chief Executive Officer Landon Field participated in the Saskatoon Regional Economic Development Authority (SREDA) Fall Economic Update, held at The Alt Hotel. This annual event brought together 75 attendees, including industry leaders, business owners, and municipal delegates, all eager to gain insight into the economic forces shaping our province.
The program began with a 20-minute overview of the broader economy presented by SREDA’s Economic Intelligence Manager. This presentation provided a macroeconomic perspective on key trends affecting Saskatchewan, including employment, inflation, and investment activity. Following this, Landon Field joined Saskatchewan Realtors Association CEO Chris Gurette for a focused discussion on the housing market and its impact on the provincial economy. Their presentation highlighted emerging challenges, opportunities for growth, and the critical role rental housing plays in supporting economic stability and community development. 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.
RHSK hosts annual conference in Saskatoon
On October 8 and 9, RHSK proudly hosted the 2025 Saskatchewan Rental Housing Conference at the Saskatoon Inn and Conference Centre. This in-person event marked a vibrant reunion for members from across the province, offering two full days of learning, networking, and celebration. The conference was designed to meet the diverse needs of Saskatchewan’s rental housing community. Whether attendees were seasoned property managers, curious investors or new landlords, the event provided valuable insights and practical tools to support their professional growth. The program featured a wide range of sessions, including:
• Maintenance Repairs Workshop, offering hands-on training to improve property upkeep and reduce long-term costs
• Rental Rate Strategy, providing insights into pricing models, market trends, and tenant expectations
• Marketing Your Property: 45 Ideas in 45 Minutes, a fast-paced session packed with actionable tips
• Renting to Newcomers, exploring strategies for welcoming and supporting new Canadians in rental housing
• Selling Your Rental Property, covering legal and financial considerations for transitioning out of ownership
• Executive Insight Panel, a moderated discussion featuring industry leaders sharing their experiences and predictions
Landon Field, CEO
This year we offered a unique session for housing providers to learn a new way of navigating stress and unlocking relaxation, the 9D Breathwork Workshop led by Justine Marie Schlosser. This wellness-focused experience offered attendees a chance to reset and recharge, emphasizing the importance of mental clarity and resilience in the rental housing profession. The sold-out supplier tradeshow was another highlight, showcasing the latest products and services in property management and creating a space for innovation and connection.
Speaker highlights
This year’s speaker lineup was both diverse and dynamic, reflecting the broad scope of expertise within the rental housing sector. Key presenters included:
• Jacqueline Almedia of Alpha & Omega Strategies, who shared tools for cultivating a resilient mindset in today’s fast-paced environment
• Ron O’Neil from AI Intelligent Solutions, who explored how artificial intelligence is transforming property management, investment, and customer engagement
• Michael Mak of Canada Mortgage and Housing Corporation (CMHC), who provided a comprehensive overview of national housing trends and their implications for Saskatchewan In addition to these national voices, local leaders contributed valuable insights and on-the-ground perspectives, enriching the dialogue and ensuring relevance to the Saskatchewan context. Further sessions were led by Yardi, offering a deep dive into Western Canada’s rental market, and Home Depot, who presented on preventative maintenance strategies to extend the life of rental properties and reduce operational costs.
Social events and celebrations
The conference was not only a professional development opportunity but also a celebration of community. The opening night welcome reception at the Avenue Room featured live music, food, drinks, and a live program hosted by YouTube podcaster Ron Quaroni. This event created a relaxed and festive atmosphere, allowing attendees to connect in a meaningful and enjoyable setting.
A major highlight of the conference was the Rental Housing Awards Luncheon, presented by Yardi. This annual event celebrates excellence in the industry, recognizing individuals and teams who have made a significant impact over the past year. Award recipients were honoured for their leadership, innovation, and commitment to providing quality rental housing in Saskatchewan.
2025 Rental Housing Awards
This year was the association’s fifth annual Rental Housing Awards. There were 14 awards handed out at the Conference luncheon, the most ever. This event highlights the immense accomplishments of industry professionals, developments, and renovation projects. This year the awards included Customer Service Excellence, On-Site Employee of the Year, Off-Site Employee of the Year, Community Impact Award, Service Member of the Year, Crime Prevention and Tenant Safety Award, Rental Housing Provider of the Year, Property Manager of the Year, Property Management Company of the Year, Rental Development of the Year, Renovation Project of the Year, and our first ever Lifetime Achievement Award. The Lifetime Achievement Award was given to Bonnye Moncrief, one of the founders of the Saskatchewan Landlord Association in 1994. Her hard work and dedication to the industry paved the way for the association’s continued success today, 30 years later.
RHSK launches new Landlord Toolkit
In response to growing demand for practical resources, RHSK launched its first-ever Landlord Toolkit. This comprehensive bundle is designed to support housing providers in managing rentals with confidence, clarity, and compliance. Whether managing a single unit or an entire portfolio, the Landlord Toolkit offers essential tools to streamline operations, reduce legal risk, and foster positive tenant relationships. It is ideal for
both new landlords and experienced professionals seeking to enhance their practices.
Contents of the toolkit
• Customizable Lease Agreement Templates, including both Fixed-Term and Month-to-Month agreements, with clauses for pets, utilities, deposits, and more
• Move-In and Move-Out Checklist Forms, helping document property condition and ensure smooth transitions
• Official Notice of Rental Increase Templates, professionally formatted and compliant with local regulations
• Industry FAQs and Best Practices, offering guidance on common landlord questions such as handling late payments and navigating eviction procedures
• Smoke Detector Inspection Sheets, providing safety logs to track compliance with fire regulations
• Bonus Digital Resources, including exclusive downloads, expert tips, legal updates, and printable forms that evolve with changing needs
RHSK launches LEAP certificate program
Education is essential to professionalism, and RHSK is proud to introduce the Landlord Legal Education Assistance Program (LEAP). This online certificate program is the first of its kind in Saskatchewan, designed specifically for landlords, property managers, and rental housing providers. LEAP is a virtual and asynchronous course that allows individuals to learn at their own pace. It builds on existing skills and industry experience to ensure a baseline understanding of legal rights and responsibilities under provincial law. Program overview
• Understanding the Residential Tenancies Act , including landlord obligations and tenant rights
• Navigating the Eviction Process, with guidance on dispute resolution and enforcement
• Managing a Rental Property in Saskatchewan, covering compliance, communication, and operational best practices
Upcoming Business of Rental Housing Forum
Looking ahead, RHSK will host the Business of Rental Housing Forum Dinner in Saskatoon, followed by a luncheon in Regina this November. These events are designed to provide housing providers with valuable insights into the business side of rental ownership.
Featured speakers include:
• Riley McRae from Butler Byers Insurance, who will discuss the types of insurance landlords need and the realities behind rising rates
• Gavin Robinson of Virtus Group, who will explore the tax implications of rental income and offer strategies for financial planning
These forums will equip attendees with the knowledge needed to navigate the complexities of rental ownership, including risk management, taxation, and strategic planning. The events will also provide opportunities for networking and peer learning, reinforcing RHSK’s role as a hub for industry connection and collaboration.
RHSK defends free market principles and opposes rent control
Advocacy is a cornerstone of RHSK’s mission. In 2025, the organization continued to speak out against rent control policies, which can undermine the sustainability of the rental housing market and discourage investment in new housing supply.
RHSK advocates for a free-market approach that balances the tenant protections that already exist, with the need for fair returns on investment and proper protections for rental housing providers. We believe that housing affordability is best addressed through increased supply and targeted subsidies rather than artificial price caps that distort market dynamics.
Our advocacy efforts include regular engagement with policymakers, submission of position papers, and participation in public consultations. RHSK is committed to defending the rights of landlords while promoting housing solutions that are practical, effective, and sustainable.
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
As reported in the last issue of Regional Association Voice (RAV), Ottawa City Council has adopted a four-year plan beginning in 2025, under which we should see multiresidential property taxes decreased each year until 2028. Unfortunately, the solid waste charges were increased significantly in 2025. The first article below explains the impacts of those changes in more detail.
The second article explains the City’s new Housing Acceleration Plan. Space permitting, future issues of RAV will address the City’s new plan to eliminate youth homelessness by 2030, and the review that is under way of a possible by-law to regulate renovations to try to eliminate illegitimate “renovictions.”
- John Dickie, Chair, Eastern Ontario Landlord Organization
Tax-driven rent reductions at December 31, 2025
Multi-residential properties are those with seven or more rental units on one assessment roll number, which were built before 2002. (Properties of that size built after 2001 are classified as “new multi-residential.” New multi-residential properties are taxed at the residential tax rate.)
Both currently and for many decades, multiresidential properties have been subject to a higher property tax rate than residential properties. According to the City of Ottawa’s current plan, that will end by 2028. (In most other Ontario municipalities, there is no plan to reduce or eliminate that unfair excess tax burden.)
In 1997, when the provincial government reformed property taxes to make the tax discrepancies visible, it also provided for tax decreases to be passed through to tenants automatically, without the need for any action by tenants. Therefore, the City of Ottawa’s property tax decreases will trigger automatic rent reductions for tenants at December 31 of each year from 2025 to 2028.
To make sure tenants are aware of their right to a rent reduction, the Residential Tenancies Act (RTA) requires the City to issue a notice of rent reduction to all rental units in multi-residential buildings. That should have gone to eligible tenants by the time you read this.
Unfortunately for everyone, that reduction is likely to be higher than the final reduction may be. The reduction given in the City’s notice will be based on an estimate, set by the RTA, of the ratio of the property taxes to the rent.
Experience has shown the RTA estimate is significantly higher than the ratio that currently applies in Ottawa. While it has been doing it slowly, Ottawa has been moving toward an equal tax rate for many years, whereas the RTA ratio has not been adjusted.
Landlords are entitled to apply to the Landlord and Tenant Board (LTB) to correct the rent reduction so that it matches the dollar tax decrease they have received. As an example, the City may issue a notice of a 0.90 per cent rent reduction ($9 for every $1,000 of rent, which would be $9,000 for $1,000,000 of rent). However, the taxes on the building may have decreased by $7,000 per year, while the garbage charge has increased by $4,000 per year so the actual decrease in the City’s total taxes and charges is only $3,000.
The property owner can apply to the LTB to correct the rent reduction so that it becomes $3,000 rather than $9,000. That will save the owner $6,000, while the tenants receive the full amount of the actual decrease in the City’s taxes and charges (with a rent reduction of 0.3 per cent instead of 0.9 per cent.)
The situation of individual buildings will vary according to which garbage charge they are subject to, and how much of the rent goes to pay the taxes. Those two factors determine what the final rent reduction percentage will be after the LTB has processed the application to vary.
The deadline for the application to vary is the end of March 2026. In the past, the LTB has processed those applications in writing. If that continues, it may help avoid delays much beyond one year. To take rent increases, notices of rent increase need to continue to be given, even though the amounts of rent will likely need to be adjusted downward if a successful application to vary is made.
Lawyers and consulting firms who make AGI applications for landlords are gearing up to act for landlords to make these “applications to vary rent reductions” to the LTB. Some property tax consultants are also preparing to make them.
EOLO is preparing to explain the situation to City Finance staff and to City Councillors, as well as to the media. Some tenants may be aggravated to receive notices from the City telling them they are entitled to a rent reduction of 0.90 per cent, then a letter from their landlord saying the reduction will be less, and finally an order from the LTB saying what the reduction will be X per cent (which may range from 0 to 0.40 per cent). In all cases, the rent reduction should pass through the entire decrease in City taxes and charges. In no application is made, the rent reduction will pass through more than that amount.
Conclusion
Despite the hassles of processing rent reductions (with or without correcting them), it is much better for landlords’ costs to decrease, enabling us to maintain our profit margins while providing lower rents to tenants. Better housing affordability is the City’s goal.
The rental industry and allied groups, such as tenants and some municipal councillors, have been seeking fairer property taxes on rental property for decades. If the Ottawa tax decrease program is fully implemented by 2028, Ottawa will join Markham and Vaughan as Ontario cities that are taxing multi-residential properties at the same rate as single-family homes and new multi-residential properties.
City of Ottawa Housing Acceleration Plan
On September 19, Ottawa Mayor Sutcliffe announced the launch of a new Housing Acceleration Plan as part of the City Action Plan to speed up homebuilding and make the City more housing friendly. The Housing Acceleration Plan has 53 actions across five broad objectives, aimed at removing barriers to development, cutting costs, and unlocking more homes, especially purpose-built rentals and affordable units.
The five action areas are:
1) Faster approvals and simpler rules: Streamlining site plan controls, design guidelines, and study requirements to shorten timelines.
2) Culture shift: Standardizing expectations and internal feedback so City processes move project approvals along more predictably and quickly.
3) “Fee flexibility”: Reducing community benefit charges for five years, deferring certain development charges until the occupancy stage (without interest), and reviewing parkland and permit fees.
