RHB_Magazine_March 2026 _RAV

Hot Topics:

HDAA discusses the City's move forward with permanent rental licensing, and the proposed Maximum/Adequate Temperature By-law. pg. 51

EOLO discusses the City of Ottawa's latest action on an anti-renoviction bylaw, as well as the Spring Education and Networking event. pg. 55

RHPNS provides an update on the Halifax Water file, and discusses its advocacy and education services. pg. 59

RHSK introduces a new team member, discusses upcoming events, and provides an overview of the Saskatchewan multifamily market. pg. 63

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

The Member Associations

BUILDING BEYOND BUILDINGS

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PRESIDENT’S MESSAGE

We hope everyone has had a positive start to 2026. Reflecting on the past year, 2025 was an active and demanding one for the HDAA. Alongside our dinner meetings, Annual Golf Tournament, and Trade Show, we dedicated significant time to advocacy efforts in Hamilton as the regulatory environment for rental housing continued to intensify.

Council’s decision to permanently proceed with the Rental Licensing program marked a disappointing outcome after years of engagement and opposition from housing providers. Looking ahead, 2026 presents its own set of challenges with the rollout of the Safe Apartments By-law and the continued discussion of a potential Maximum Temperature By-law. These measures reinforce our long-standing concern that an increasingly heavy by-law framework risks creating unintended consequences that will strain the rental housing sector, not only for landlords, but for tenants as well.

The HDAA remains committed to advocating for balanced policy. We will continue to emphasize housing providers are essential partners in addressing affordability and supply, not adversaries. As we enter the year ahead, we encourage members to stay engaged, unified, and vocal so we can collectively work to prevent further policies that may reduce supply, increase costs, and make housing more difficult to provide in Hamilton.

- Daniel Chin, President, HDAA

Hamilton moves forward with permanent rental licensing

Hamilton’s Rental Housing Licensing Pilot Project, launched in 2022 in Wards 1, 8, and parts of Ward 14, imposed a new regulatory framework on smallscale housing providers operating properties with five or fewer units. Under the program, landlords must obtain a license and comply with an expanded set of safety, maintenance, and administrative requirements. While the stated objective was to improve housing conditions and tenant safety, the program introduced an additional layer of cost, inspection, and bureaucracy onto a segment of the market that already operates under provincial legislation and existing property standards enforcement.

The pilot was scheduled to conclude on December 31, 2025, with City staff presenting a final evaluation to the Planning Committee on December 2, 2025. Despite extensive delegations from the HDAA and numerous housing providers outlining concerns about administrative burden, compliance costs, and the risk of discouraging investment in rental housing, the Planning Committee voted 9–2 to make the program permanent in the pilot wards. Council subsequently approved the recommendation on December 10, confirming permanent licensing effective January 1, 2026, and signaling an intention to revisit expansion to other wards following a two-year review period.

The decision carries significant implications for Hamilton’s rental ecosystem. Licensing regimes of this nature increase operating costs and introduce uncertainty for current and prospective investors. In a market already struggling with supply constraints, higher financing costs, and rising construction expenses, additional regulatory pressure risks pushing smaller landlords out of the sector, discouraging new rental investment, and accelerating the conversion or sale of rental units. These pressures inevitably translate into tighter supply and upward pressure on rents, affecting everyday residents as much as housing providers. Programs intended to improve housing outcomes can, if not carefully considered, contribute to the very affordability challenges they seek to address.

Continued engagement is not optional; it is essential. With the City openly considering expansion of licensing city-wide, Hamilton’s housing providers must remain organized, vocal, and visible in discussions with councillors and staff. Decisions of this magnitude are shaped by those who show up, speak out, and consistently reinforce the real-world impacts of policy. Every housing provider has a stake in this conversation, and silence risks allowing misconceptions about our industry to define the narrative.

We encourage members to actively connect with their local representatives, participate in

consultations, submit feedback, and support collective advocacy efforts. A unified industry voice is far more powerful than isolated concerns. Policies affecting housing must be grounded in measurable outcomes, economic realities, and a shared goal of increasing safe, stable rental supply. Sustainable housing solutions require partnership with the rental industry, not measures that unintentionally shrink it. The strength of our advocacy depends on participation, and now is the time to make that participation impossible to ignore.

Proposed Maximum/Adequate Temperature By-law

The City of Hamilton is exploring the introduction of a Maximum/Adequate Temperature By-law that would establish a maximum indoor temperature standard for rental housing. In May 2023, City Council directed Licensing and By-law Services staff to examine options for a by-law that would impose a 26°C maximum indoor temperature in rental units. The proposal is being considered in response to increasingly frequent extreme heat events and projections that heat waves will intensify due to climate change. Research cited by the City links higher indoor temperatures to increased health risks and temperature-related deaths, prompting calls for preventative action. Depending on the final framework, property owners could be required to install or provide cooling equipment in buildings that exceed the threshold. City staff are expected to deliver a report in Q2 outlining recommendations and implementation options.

While the goal of addressing extreme heat risks is understood, the practical implications for Hamilton’s rental housing stock are significant. Much of the city’s purpose-built rental inventory, particularly pre-1980 high-rises and walk-ups, was not designed with modern central air systems or the electrical capacity to support widespread cooling installation. Retrofitting these buildings would require complex mechanical and electrical upgrades that are often structurally difficult and financially prohibitive without major public subsidy and may require Above Guideline Increases. At the same time, Hamilton’s electrical grid was not built to accommodate simultaneous large-scale adoption of building-wide cooling systems, and capacity upgrades can take years. Mandating upgrades without a realistic funding and infrastructure framework risks creating compliance scenarios that are technically infeasible for many properties.

The financial burden of such a requirement would fall disproportionately on small and mid-sized housing providers already facing rising taxes, insurance, financing costs, and regulatory expenses. An unfunded mandate of this scale could push some operators to exit the rental market, shrinking supply and accelerating upward pressure on rents across the city. Policies that unintentionally remove providers or deter reinvestment ultimately undermine affordability and availability, outcomes that run counter to the City’s broader housing goals.

Air conditioning is already widely permitted in most rental buildings through portable or tenant-installed units, which remain among the most accessible and affordable cooling solutions. Education on safe installation, paired with targeted energy assistance programs, can achieve many of the same public health objectives without imposing rigid retrofit mandates on aging buildings. Jurisdictions across Canada have demonstrated that strategies such as subsidized cooling equipment, electricity credits for low-income households, and community cooling infrastructure can reduce heat risk while preserving rental stability. Hamilton has already begun a subsidy program to offset portable AC costs, yet uptake was lower than anticipated, suggesting that broad mandatory requirements may not reflect widespread need and that targeted supports for medically vulnerable residents may be a more proportionate response.

Continued engagement from housing providers is essential as this discussion moves forward. Decisions of this scale will shape not only the future of rental housing in our city, but may influence policy directions across Ontario and beyond. Municipalities routinely look to one another when developing new by-laws, and a proposal of this kind, a first of its kind in Canada, risks setting a precedent that could spread quickly if left unchallenged. It is critical that policymakers

hear directly from those who operate and sustain rental housing every day. We encourage members to stay informed, participate in consultations, speak with councillors, and work collectively alongside other housing associations to advocate for solutions that protect tenant safety without undermining rental supply. A healthy rental market is a shared public interest, and preserving it requires a unified, coordinated voice from the housing community.

Past event

January 14, 2026 – Dinner meeting

Our January 14 dinner meeting saw strong attendance from members, housing providers, and industry suppliers, with City staff presenting on the new Safe Apartment Buildings Program, which came into effect January 1. Staff from Rental Compliance, Licensing & By-law Services outlined the program framework, registration requirements, and compliance expectations.

The by-law applies to buildings with six or more units over two or more storeys and focuses on safety, maintenance, and accountability in multiresidential buildings. Registration is mandatory, with fees of $60 per unit plus HST and a $2,123 audit administration fee if an audit is triggered. Providers must submit ownership information, insurance, and six required operational plans, with records maintained for 30 months. The operational plans include:

1. Integrated Pest Management Plan – quarterly preventative inspections, 72-hour complaint response timelines, defined treatment and follow-up schedules, and detailed record keeping

2. Waste Management Plan – proper signage, bin placement and collection schedules, bulk waste procedures, and tenant education

3. Cleaning Plan – regular inspections of common areas, defined cleaning schedules, hazard response protocols, and documentation

4. State of Good Repair Plan – a five-year repair and replacement strategy covering structural

and mechanical systems, balconies, exits, and common areas

5. Electrical Maintenance Plan – regular inspections and maintenance by licensed contractors, outage notification protocols, and records

6. Vital Service Disruption Plan – procedures to restore vital services quickly, tenant notification standards, and tracking of incidents. Requires tenants be notified of an unplanned disruptions within 24 hours and planned disruptions with at least 24-hour notice

Buildings will undergo evaluations of maintenance and safety, with future review timelines determined by evaluation scores. Lower-scoring buildings may trigger full audits, including unit inspections and tenant interviews. While evaluation scores cannot be appealed, providers may appeal any resulting Property Standards orders.

The program also requires Tenant Notification Boards and formal Tenant Service Request processes with posted response timelines. While City staff have indicated a review will occur after the first year, the immediate impact for many providers is increased administrative workload and operating costs. These pressures may lead to more Above Guideline Increase applications as providers attempt to recover mandatory expenses, which will ultimately flow back to tenants.

Ongoing advocacy remains critical. Housing providers must stay engaged, communicate impacts clearly, and work collectively to advocate for balanced policies that protect tenants while sustaining rental supply.

Upcoming event

June 10, 2026 - Golf Tournament

The HDAA is excited to be hosting our Annual Golf Tournament at the Century Pines Golf Club.

Registration is now open with early bird rates ending March 31.

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

We Are Legends

Executive Director’s message

This spring marks a transition for EOLO. I am pleased to be stepping into the role of Executive Director. John Dickie will continue his vital political work with EOLO, leading our government relations and policy efforts and providing ongoing strategic guidance.

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.”

It has been a privilege to work under John’s leadership for more than 10 years, observing firsthand his proactive and disciplined approach to housing policy and advocacy. That experience has shaped my understanding of how to engage with decision-makers while keeping members’ practical realities front of mind.

I am looking forward to continuing our work together in the run-up to the 2026 municipal elections and beyond. The coming cycle will bring renewed debate about housing supply, regulation, and the balance between tenant protection and the practical realities of operating and maintaining rental housing.

My priority will be to strengthen EOLO’s organizational foundations, deepen member engagement, and ensure we remain credible, practical, and solutions-oriented. I look forward to working closely with EOLO’s members. Your experience and perspective will help shape how we strengthen and refine our work in the years ahead.

- Jeremy Newman, EOLO Executive Director

Spring Education & Networking Event

EOLO’s Spring 2026 Education and Networking Event will follow a similar format to previous years, combining policy updates with time for discussion and networking. We are currently exploring new venue options for mid- to late April.

Topics are likely to include developments related to the City’s proposed “anti-renoviction” by-law, the status of the provincial Bill 97 reforms, waste management, and practical considerations for compliance and risk management.

Members and interested housing providers are encouraged to sign up for EOLO’s e-newsletter for event details and updates at admin@eolo.ca

Latest City of Ottawa action on an anti-renoviction by-law

Close to 16 months ago, the City of Ottawa began considering an anti-renoviction by-law to impose conditions on Ottawa landlords who terminate tenancies for renovations. Twelve months ago, City Council voted to have City staff proceed with the consideration of a by-law.

As staff and the Councilors recognize, the City cannot overrule provincial law. Whatever conditions the City adds, the Landlord and Tenant Board (LTB) will still decide on terminations and evictions. If the City were to try to require so much that the conditions amounted to banning terminations for renovations, such rules would be invalid.

However, the goal is to prevent inappropriate terminations. EOLO agrees with the Federation of Rental-housing Providers of Ontario (FRPO), and provincial law, that N13 notices should not be used in bad faith. However, we are concerned about the unintended consequences of a City by-law and the risk of overreach. A number of Councilors were sympathetic to EOLO’s concerns both about unintended consequences and jurisdictional overreach.

City staff have issued two interim reports on their findings to date: one is a report on the data from the LTB, and the other is a “What We Learned Report.” Both are available on Engage Ottawa, the City’s consultation platform.

The Bill 97 reforms

The Province has already enacted rules to regulate renovations more strictly, but they have not been brought into force, and no timeline has been announced. When they are brought into force, the Bill 97 rules will require additional steps by landlords besides what they need to do now. Those additional steps are to:

• Include with the N13 notice a report from a person with prescribed qualifications confirming that renovations are so extensive that they require vacant possession of the rental unit

• Without delay, provide tenants who intend to return after renovations with written updates on the estimated completion date of the renovations and any changes in that date

• Provide such tenants with written notice that the unit is available for occupancy

• Give such tenants at least 60 days after the unit is ready to occupy the unit again

As a practical matter, the Bill 97 rules will discourage major repairs and renovations because they will make it more difficult for landlords to obtain a higher rent to pay for the repairs or renovations.

Now, what rules have other cities enacted?

The Hamilton by-law

The City of Hamilton enacted Ontario’s first “anti-renoviction bylaw,” which came into force on January 1, 2025. It includes these provisions:

• A landlord must submit an application to the city within seven days of serving an N13 for repairs or renovations, paying a fee of $715 per building (if all the N13s are issued at the same time under the same building permit).

• The landlord must provide the City with their building permit and a report prepared by an engineer or architect certifying that the repair or renovation requires vacant possession.

• The City is to inform a legal clinic or housing help agency of the N13, for them to reach out to the tenant(s) to educate them as to their rights.

• The landlord must provide the tenant(s) an information package prepared by the City and the tenant advocacy agencies.

• The landlord must provide a Tenant Accommodation or Compensation Plan to provide tenants who choose to return to their units with temporary, comparable housing at similar rents to their current rents, or to provide monthly rent-gap payments to cover the rent difference between their current rent and the Hamilton-wide average market rent per CMHC, with tenants finding their own temporary housing.

• Where the tenant chooses not to return to the unit after the renovation or repair work is complete, the landlord must provide the tenant with a prescribed severance compensation package.

• Units must be rented to returning tenants at the same rent as if the tenancy had not been interrupted (which is also current provincial law).

Apparently, since the enactment of the bylaw, virtually no one has applied to perform renovations in Hamilton.

Past City of Ottawa consideration

In his remarks at the Ottawa Committee, which considered whether to study an anti-renoviction by-law, Ottawa Councilor David Hill said the following:

This motion gives no consideration to the second and third order impacts of a municipal policy that would add cost and time to a rental market that is already overheated and bogged down in process.

The simplest and most effective way to [reduce rents] is through increasing supply. Looking at N13 notifications as a ‘bad thing’ is an oversimplification of a complex ecosystem. There are very legitimate times that an older building needs intrusive maintenance for health and safety reasons. … Surge maintenance cycles are important to ensuring that buildings don’t turn into slums –and adding regulations that restrict landlords from these processes will cause building degradation.

Opportunities to turn a duplex into a triplex – that gradual intensification that our new official plan espouses – will be usurped.

What City staff have found so far

Between January 2022 and June 2025 an annual average of 30 N13 eviction notices were filed at the LTB in Ottawa, a total of about 115 over the 3.5 years. Of that 115, the landlords withdrew 42 before the hearing, and abandoned 11 more at the hearing for a total of 53 withdrawals.

In nine cases, the tenant did not attend the hearing. In seven cases, the application was mediated, and in 25 cases, the application was decided at a hearing. However, who succeeded at the hearing is not clear.

City staff have learned of about 50 more “undocumented evictions” for renovations or repairs since 2020, or about ten per year.

Considering that there are 140,000 rental units in Ottawa, the reported number of evictions for renovations or repairs seems like a very small percentage of units.

Conclusion

By the time you read this, EOLO’s leadership will have met with City staff to provide our input on what the City should do. By May or June, the Staff report should come to Committee and Council for decisions on whether to adopt an anti-renoviction by-law, and what to include in it.

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.

OneVoice,OneMessage,OneMagazine!

EXECUTIVE DIRECTOR’S MESSAGE

Rising operating costs continue to reshape the rental housing landscape in Halifax and across Nova Scotia. Recent decisions affecting utility rates, municipal taxation, and property assessments underscore how public policy choices are increasingly intersecting with the financial realities of providing rental housing. This article examines the cumulative impact of these pressures, outlines why they matter for housing providers and renters alike, and highlights how Rental Housing Providers Nova Scotia (RHPNS) is responding through advocacy, education, and member services.

- Kevin Russell, Executive Director

From water rates to property taxes: Compounding cost pressures on Halifax’s rental housing sector

Over the past year, Halifax’s rental housing sector has been navigating a succession of cost pressures that extend well beyond the operating margins of individual buildings. Two issues, in particular—the Halifax Water General Rate Application and Halifax Regional Municipality’s emerging property tax outlook—now sit at the centre of a broader affordability conversation. While these issues are often discussed separately, their cumulative impact on multi-unit residential housing is increasingly difficult to ignore.

Closing the Halifax Water file: A partial course correction

The Halifax Water General Rate Application began with a proposed 36.6 per cent increase spread over three years, a figure that immediately raised alarms across the rental housing sector. For apartment operators and rental housing providers, particularly those with master-metered buildings, the proposed increase represented a sharp and unavoidable escalation in operating costs, disconnected from tenant consumption behaviour and largely unrecoverable under Nova Scotia’s rent control framework.

RentNS

Kevin Russell, Executive Director,

Following an extensive regulatory review, the Nova Scotia Utility and Review Board ultimately required Halifax Water to revise its application. The final approved increase was 18.1 per cent after compliance filings were reviewed. While this outcome represented a material improvement of roughly 50 per cent over the original proposal, it did not eliminate the underlying concern: utility costs for rental housing continue to rise faster than regulated rent growth.

From an advocacy perspective, this distinction matters. The Board’s decision confirmed that regulatory oversight can moderate the most extreme proposals, but it also underscored the limits of that process. A 36 per cent increase represents a rate shock; an 18.1 per cent increase does not. Even at the reduced level, the increase compounds existing cost pressures related to energy, insurance, maintenance, and labour, all within a rent-controlled environment where cost recovery is constrained.

Why the decision still matters

It would be a mistake to view the Halifax Water decision as a closed chapter. In its public statements, Halifax Water has already indicated that it intends to seek another general rate increase in September 2026. The current decision therefore sets an important precedent for how

future infrastructure and operating costs may be allocated across customer classes. It reinforces a growing reality: multi-unit residential buildings are increasingly treated as stable, absorbent revenue sources within public utility frameworks.

The next pressure point: HRM property taxes

As the Halifax Water file winds down, attention has shifted to Halifax Regional Municipality’s multi-year fiscal outlook. Staff reports and budget deliberations now point toward annual municipal tax rate increases in the range of 10 to 12 per cent, not as a one-time adjustment, but as a normalized trend extending over multiple years.

Building on the more than 4,000 supporters mobilized through the Stop the Water Rate Hike campaign, RHPNS is now taking the lead in mobilizing property taxpayers through its Stop the Property Tax Hike campaign.

Why property assessments are the silent multiplier

Property tax discussions often focus on tax rates, but assessments quietly determine who bears the cost of municipal spending. In Nova Scotia, assessed values are determined by the Property Valuation Services Corporation, while municipal councils set tax rates to meet budget targets. Property assessments for multi-unit residential buildings with four or more units are compounded by their exclusion from the Province’s Capped Assessment Program, which limits homeowner assessment increases to CPI while leaving the shortfall to be absorbed by commercial properties, including multi-unit residential buildings.

Advocacy

In addition to its work on Halifax Water and HRM property tax increases, RHPNS continues to advance evidence-based advocacy focused on building constructive, long-term relationships with governments and regulators. This work emphasizes fact-driven analysis, practical outcomes, and sustained engagement rather than short-term advocacy tactics.

A key component of this effort is ongoing investment in independent research examining how housing policy decisions affect both rental housing providers and renters. RHPNS’s most recent research on Nova Scotia’s Capped Assessment Program (CAP) found that while CAP limits assessment growth for many owner-occupied homes, it also shifts a disproportionate share of municipal tax burden onto uncapped properties, including apartment buildings. As capped residential assessments constrain revenue growth, municipalities increasingly rely on uncapped classes to fund budgets, compounding tax pressure on multi-unit residential housing within a rent-regulated environment.

RHPNS continues to counter misinformation through coordinated media engagement, including news releases, opinion editorials, interviews, social media outreach, and its weekly newsletter, which is approaching 1,400 subscribers. Together, these efforts position RHPNS as a credible, researchdriven voice in Nova Scotia’s housing policy discussions, focused on practical solutions that support both housing providers and long-term housing affordability.

Education

Demand for RHPNS education programming continues to grow, reflecting the increasing complexity of operating rental housing in a more regulated and cost-constrained environment. Enrollment waitlists are already forming for the Building Service Excellence Course and the

Residential Property Management Course, signalling strong interest from front-line building staff, resident managers, and small family-owned housing providers.

These programs focus on practical, operational competencies, including regulatory compliance, tenant relations, building operations, maintenance coordination, and professional standards. As cost pressures intensify and regulatory expectations continue to evolve, access to structured, industryspecific education has become an essential tool for improving outcomes across the rental housing system.

Education is expected to remain a strong pillar of RHPNS activity in 2026, supporting workforce development while helping housing providers adapt to an increasingly complex operating environment.

Membership services

RHPNS membership services will continue to focus on connection, information sharing, and practical engagement across the rental housing sector in 2026. A full slate of premium networking, education, and policy-focused events is planned, providing members with opportunities to exchange insight, stay informed on regulatory developments, and engage directly with industry peers and stakeholders.

Signature events include the Awards Gala, Dinner and Trade Show, which brings together rental housing providers, the not-for-profit housing sector, government representatives, suppliers, and industry partners to recognize professional excellence and innovation across the rental housing industry.

The Annual Golf Tournament remains a longstanding networking event, providing an

informal setting for housing providers, suppliers, and industry partners to connect and build relationships across the sector.

The Residential Tenancies Forum has become a key networking and knowledge-sharing event, bringing together both large and small rental housing providers to discuss shared issues and concerns related to the residential tenancies process, including emerging procedural challenges and increasingly concerning trends in hearing outcomes.

In addition, Residential Tenancies Program sessions, delivered in conjunction with program staff, will continue to provide members with timely updates and practical guidance on navigating Nova Scotia’s evolving tenancy framework from a government administration perspective. These sessions offer direct insight into program operations, compliance expectations, and emerging dispute trends, helping housing providers better manage risk and respond effectively to regulatory change.

Attendees can alsoengage directly with key Residential Tenancies Program executives, policymakers, and senior staff, providing valuable insight into program administration, decisionmaking processes, and emerging policy direction. Together, these education and membership services reinforce RHPNS’s role as both an advocate and a service provider, supporting members as they operate in an increasingly complex and highly regulated housing environment.

Anyone wanting to learn more about Rental Housing Providers Nova Scotia or becoming a member can contact Kevin Russell at 902-425-3572 or by email at kevin@rhpns.ca.

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

Rental Housing Saskatchewan: 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 continues to be supporting landlords, property managers, and housing professionals by providing housing resources, education, and advocacy that strengthens Saskatchewan’s housing industry.

Heading into 2026 in a market that continues to shift and adapt, RHSK works closely with stakeholders and policymakers to ensure a fair, sustainable environment for both providers and renters. Through events, research, and collaboration, we help members stay informed on trends, regulations, and opportunities that shape the future of housing in our communities.

- Landon Field,

CEO

Exciting addition to our team in 2026

We’re starting this year with a new and exciting change! We are thrilled to welcome McKenna as our new Co-op student from the Edwards School of Business. McKenna is a third-year Marketing major, and she will be completing her work term with RHSK. She brings creativity, enthusiasm, and a fresh perspective that will help us continue to grow and innovate.

In her role, McKenna will assist with member services, communications, and event planning, ensuring our members receive exceptional support and engaging experiences throughout the year. Her passion for marketing and community engagement will be an asset as we work to strengthen connections within Saskatchewan’s rental housing industry.

Stay tuned for updates on McKenna’s contributions and the exciting initiatives we have planned for 2026. We’re confident her energy and ideas will help us deliver even greater value to our members and parters.

Upcoming events

As we step into 2026, RHSK is focused on driving value for our members and strengthening Saskatchewan’s rental housing industry. This year’s annual State of the Rental Market Luncheon is your opportunity to gain critical insights, connect with industry leaders, and prepare for what’s ahead in a rapidly evolving market. With rising demand, limited supply, and evolving regulations shaping the market, this year’s luncheon offers timely insights to help you navigate these challenges and seize new opportunities.

RHSK invites you to join us across Saskatchewan for the annual CMHC Rental Market Luncheon in Regina and virtually for a comprehensive analysis of rental market trends, vacancy rates, and forecasts.

CMHC’s 2026 Rental Market Report provides a detailed look at Saskatoon, Regina, and the province. Taylor Pardy, Lead Economist for Prairies & Territories, will review key findings on average rents and vacancy rates over the past year and explore the trends shaping the outlook for the year ahead. The event will start with an

introduction from Landon Field, CEO of RHSK. He will share strategic perspectives on adapting to market changes, positioning for growth, and understanding how the regulatory and political environment directly and indirectly impacts market conditions.

This luncheon offers a clear snapshot of where the industry stands today and expert forecasts on where rental rates and vacancy trends may be heading in 2026 and beyond. Register today for only $45! Your ticket includes lunch and presentation materials. Don’t miss this opportunity to stay informed and connected. Tickets and details can be found on our website rentalhousingsk.ca.

Earlier this month, RHSK hosted the Saskatoon event, and it was a resounding success. Industry leaders, property managers, and housing professionals came together to explore market trends, discuss challenges, and share strategies for the year ahead. Attendees left with valuable insights and connections to help navigate Saskatchewan’s evolving rental landscape.

We are excited to share that RHSK is planning two valuable events for this spring, both designed to provide practical insights and strengthen your operations.

In March, we’ll be partnering with Crime Free Multi-Family Housing (CFMH) to deliver an informative session focused on safety and security in your communities. This event will cover best practices for crime prevention, tenant engagement, and keeping living environments safe for everyone.

Then in April, we’ll host our ABC Pest Control Event, where experts will share strategies for proactive pest management, seasonal prevention tips, and cost-effective solutions to protect your properties.

This is going to be an exciting year for RHSK. Follow us on Instagram, LinkedIn, and Facebook @rentalhousingsask to stay up to date on all our upcoming events.

Saskatchewan multifamily stays competitive as national growth cools

By Peter Altobelli, VP and General Manager, Yardi Canada Ltd.

Saskatchewan’s in-place rent growth is about 4.7 per cent based on two-bedroom units, which puts the province in third place nationally behind Nova Scotia and Quebec. That is a strong result in a year when many markets are adjusting to slower household formation. Vacancy has risen, but it remains low enough to support new inventory without putting housing providers into a discounting cycle.

Saskatoon is the main driver. In-place rents in Saskatoon grew 4.7 per cent year over year, which is above the 3.9 per cent national figure. New lease over lease growth is 2.4 per cent. That tells us renters are still willing to pay more for the right unit even as economic headwinds build. Saskatoon’s vacancy rate is 4.4 per cent. That is slightly higher than the national rate, but it is also one of the more stable readings in the Prairies.

Renter mobility is the one area where Saskatchewan looks more like Alberta. Annual turnover in Saskatoon is 40.7 per cent, the second highest level in Canada after Calgary, which creates more leasing opportunities but also more work for site teams and higher turn costs. That puts added pressure on digital marketing, yet Saskatoon’s digital prospect conversion remains below the national average and has struggled to rise above 9 per cent since 2022. As digital channels continue to gain momentum, housing providers that invest in stronger websites, better listings, and smoother inquiry application workflows will be best positioned to convert interest into leases in this higher mobility market. Check out our website rentalhousingsk.ca for the full story.

LEAP Program – Equipping our members with the right tools

The Landlord LEAP (Legal Education Assistance Program) is our new education course designed to support landlords with valuable knowledge and best practices. You can complete this course while working at your own pace and understand the legal environment of landlording in Saskatchewan. Once you complete the course, you will be eligible for a Rental Housing Provider Legal Education Certificate from our office.

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

This program reflects RHSK’s dedication to raising the bar for professionalism in the industry and ensuring housing providers are equipped to operate with integrity and confidence.

Exclusive member benefits

Being a member of RHSK sets you apart as a leader in Saskatchewan’s rental housing industry. Membership gives you access to exclusive resources, advocacy support, and educational opportunities that help you stay informed and competitive. We are more than a network; we are a community committed to raising standards, sharing knowledge, and shaping the future of rental housing together.

As a professional general member, you receive:

• In-depth professional assistance

• Member-only pricing

• Exclusive discounts

• Member resources

A membership with RHSK isn’t just about benefits; it’s about belonging to a community that sets the standard for Saskatchewan’s rental housing industry. By joining, you gain access to exclusive tools, resources, and advocacy that help you stay competitive and informed. More importantly, you become part of a network committed to professionalism, collaboration, and shaping the future of rental housing.

Looking ahead

As we reflect on a successful 2025, RHSK continues with our goal of supporting Saskatchewan’s rental housing community. Through advocacy, education, and community, we continue to build a stronger, more resilient industry that meets the needs of both housing providers and tenants.

RHSK is your trusted resource for industry support and guidance. We are committed to hosting educational events throughout the year, giving our members opportunities to connect, share insights, and learn about emerging trends in the rental housing sector. These events allow us to better understand your needs and explore new ways to support you.

Stay engaged and make the most of your membership! Follow us on social media @ rentalhousingsask, or check out our website rentalhousingsk.ca, and watch out for upcoming event announcements. Join us in shaping the future of Saskatchewan’s rental housing industry. Your participation helps build a stronger, more informed community.

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

EXECUTIVE DIRECTOR’S MESSAGE

Welcome to 2026! As we move into this year, we look forward to connecting with both old and new members. We have set our 2026 event calendar and it has many great networking events, educational events, and information.

We continue working on the waste issues within the City of Edmonton and will be submitting our concerns to the new City Council with what our members are saying.

ARLA is working on a 2026 Market Research document that we will share with the membership once we have completed it. This will highlight past and present issues and what is happening in the industry. We will also share our findings with all levels of government.

We are already in full force on the Landlord Resource Trade Show & ARLA Achievement Awards. Nominations have gone out and we look forward to a successful event. Save the date: May 8, 2026.

We remain focused on delivering value in 2026 for our membership.

- Donna Monkhouse, Executive Director

Thank You To The Members Who Have Already Renewed For 2026!

What’s happening in Edmonton?

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.

Edmonton City council approved the fall budget adjustments, resulting in a 6.9 per cent property tax increase for 2026, addressing challenges like inflation and rapid population growth (as per a release from the City of Edmonton). Operating adjustments include increased user fees for services such as animal care and transit, $11 million in ongoing funding for Explore Edmonton, and $5.8 million for more peace officers to enhance traffic safety. Council also approved $123.4 million in capital adjustments for projects like new fire stations, 25 new buses, neighbourhood renewal, and new school sites. An additional $12.7 million will restore the Financial Stabilization Reserve. Some councillors said council failed to show enough restraint after rejecting proposed cuts and approving spending that pushed the tax increase higher.

What’s happening in Calgary?

The City of Calgary approved the municipal budget in December, which included a 1.6 per cent property tax increase. This means homeowners

will pay about $4.50 more per month in property taxes. This is significantly lower than the initially proposed 3.6 per cent increase to property taxes. The City redirected $50 million from its operating budget to help reduce the property tax hike. Utility rates will increase by 3.9 per cent, which will mean the average residence will pay $5.29 more per month.

CMHC 2025 Rental Market Report

CMHC’s 2025 Rental Market Report provides insights on the rental market in major Canadian cities. To read the full report, visit https://www. cmhc-schl.gc.ca/professionals/housing-marketsdata-and-research/market-reports/rental-marketreports-major-centres.

Edmonton

Edmonton’s rental market softened in 2025, as strong supply growth outpaced slowing demand. The vacancy rate for purpose-built rentals increased to 3.8 per cent. More rental completions (primarily mid-rise, one-, and twobedroom units) combined with weaker household formation and higher youth unemployment led to slower absorption, especially in newer and higher-rent units; areas with less new supply had lower vacancies. Average rent growth moderated as increased choice and competitive pressures constrained further increases, despite rents remaining near record levels.

Turnover rose to 28.8 per cent as renters took advantage of greater availability, prompting some landlords to offer incentives and narrowing the gap between new and existing rents. Rental condo apartments played a larger role in meeting demand, with more units entering the longterm rental pool (especially in suburban areas) while condo vacancy rates remained low at 1.7 per cent, reflecting sustained demand for newer, well-located units.

Calgary

Calgary’s rental market remained balanced in 2025, holding steady at 5.0 per cent, despite record growth in new purpose-built supply. Healthy employment and population growth absorbed much of the new inventory, although it was slowed by reduced migration and higher youth unemployment. Vacancy increases were concentrated in zones with large new projects and in higher-rent, amenity-rich buildings; larger buildings proved more resilient than smaller ones.

Rental supply was up 11 per cent, largely in higher-end segments, providing more choice for renters and easing market conditions. Average rent growth stabilized as landlords of existing buildings held rents steady to remain competitive with newer developments. Turnover remained stable with growing competition, while condominium rentals faced higher vacancies (2.2 per cent) and flat rents as renters chose purpose-built units with similar amenities.

State of the Edmonton rental housing market

To follow is an excerpt from Donna Monkhouse’s interview with the Edmonton Journal on the state of the rental housing market in Edmonton.

Donna Monkhouse is the executive director of the Alberta Residential Landlord Association. She said that pullbacks in rental rates are expected in the winter months, as this isn’t a popular time for move-ins and move-outs. She said landlords go out of their way to not have leases expire in the winter months because it can lead to suites being unoccupied.

But that being said, there is indeed a large supply of rental units on the market, and it’s putting downward pressure on rents.

“There are a lot of new rentals in the market right now,” Monkhouse wrote in an email. “As well, new builds are going up all over Edmonton. Edmonton added thousands of new rental units in 2024, creating more choices for renters.”

And while Edmonton’s population was rising at breakneck speed, that growth is expected to slow. But landlords are also aware that inflation is squeezing renters, and the rising cost of food, utilities and gas means that there isn’t a lot of room to charge more in rent.

“Migration to the city has declined now as well, this has also softened demand as compared to the supply growth,” wrote Monkhouse. “Affordability for many has become an issue and tenants are being pushed to their affordability limit, and landlords are offering incentives to be competitive or maintain a tenant.”

Upcoming changes to the RTA

The Alberta Law Reform Institute (ALRI) continues to work on issues with the Residential Tenancies Act (RTA) and Clarity.

ARLA recently sent another letter to the Minister with respect to the use of electronic service, not as a last resort but as a first option for delivery.

Upcoming events

April 10, 2026: RTA Fundamentals Workshop

May 8, 2026: Trade Show

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

If you invest in rental properties in Alberta, consider joining 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 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.

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

Positive changes are coming to LPMA

Happy 2026 to all our members and supplier partners! It is shaping up to be an exciting year as we prepare to introduce a new Executive Director to oversee LPMA’s advocacy efforts, enhance our member experience, and expand our reach into southwestern Ontario.

It has been wonderful to see so many members and suppliers attend our first two dinner meetings of 2026. The renewed interest and commitment from our membership is exciting and appreciated.

We now turn our attention to the LPMA Trade Show taking place on April 14. In response to member feedback, we are pleased to announce that the event is being held at the Best Western Lamplighter Inn this year. We are also introducing a Keynote speaker in addition to the contractor and supplier showcase. Please check our Facebook page and watch for email updates as more details are announced. Showcase tables/booth location assignments are selling quickly, so please email info@lpma.ca to reserve your space. We look forward to seeing everyone there.

Best regards,

- Tracy Norman, President, LPMA

HOW TO AVOID HAVING A CASE DISMISSED AT AN LTB HEARING

Winning a case at the Landlord and Tenant Board (LTB) hinges on several factors, from completing forms and submitting evidence correctly to ensuring that witnesses are ready to testify. As straightforward as it may seem, the process frequently trips up inexperienced landlords and can result in their cases being dismissed.

Robert Rose, LL.B.

London lawyer Robert Rose said the process can be risky if landlords are unprepared.

“There can be some pitfalls in that they make it sound like it’s so easy that anyone can do it and then suddenly they apply these reasonably strict standards.”

Arrears, damage, and behaviour issues are the most common reasons for landlords to file an

application with the LTB. Rose said it’s critical for landlords to submit evidence they intend to rely on during the hearing to the LTB portal and serve it directly to the tenant at least seven days in advance. Evidence includes documents, videotapes, recordings of noise, and photos.

It’s a common mistake for both parties to upload their documents without providing them to the other side, Rose said. For example, when tenants claim they made rent payments that were unaccounted for, they often haven’t submitted the evidence to the portal or to the landlord. Landlords, for their part, refer to video evidence of damage the tenant has caused without having correctly submitted it.

“If it’s something you would want the LTB to know about and you have a video, recording or document, make sure it’s in everyone’s hands seven days before. Do not just appear and say, ‘I have them.’ I’ve seen it sink so many people,” Rose said.

Even when the individuals refer to evidence, the adjudicator refuses to admit it because it wasn’t submitted seven days in advance. Rose said landlords also fail to have witnesses attend the hearing, saying instead that they can arrange for them to appear in the future.

In the event the party does have evidence that they didn’t disclose, and the adjudicator is particularly accommodating, the hearing might be adjourned and another will be scheduled. If the adjudicator doesn’t have time, they will insist on proceeding with only the evidence that was already properly submitted.

“If you don’t actually have any properly submitted evidence, they’ll dismiss (the case),” Rose said. “If it’s dismissed for lack of evidence, you’ve lost and you’ve lost on the merits. And once you’ve lost on the merits, you cannot refile on the same incident.”

For example, if a landlord claims that a tenant habitually makes noise at 3 a.m. and has recordings but doesn’t provide them, the adjudicator could insist on proceeding based on the landlord’s oral testimony. If the tenant denies making noise, the adjudicator could dismiss the case.

“You cannot refile on those same noise incidents because it (the case) has been heard and dismissed,” Rose said. “If there’s new noise, you can file on that. It doesn’t stop you from continuing the issue; it stops you from reapplying on the same specific incidents.”

When landlords are preparing an N5 notice of termination, the details they provide must be specific. The tenant and the LTB need to know the dates and times when the behaviour occurred and whether it involved loud music or fighting, for example. The information should also be laid out chronologically.

Dates and times are important because tenants can prove, using an airline ticket, for example, that they were in a different country when the landlord alleged the noise occurred.

“It doesn’t happen very often but it has happened, even to me. You need to provide specific details as to date and time, and if you don’t the Board will throw out your application.”

Rose points to case law from the Divisional Court that states a notice is flawed and cannot proceed if it lacks specific details such as dates, times, and details of the incident.

Another legal principle states that a claim must be in the N5 notice with enough detail that the tenant understands the kind of proof they need to fight it.

One common mistake centres on landlords claiming that people habitually come and go at night, which can indicate drug dealing. Landlords need to refer to camera or eyewitness evidence, which could include people being admitted to a building after buzzing in the occupant, knocking on a specific door, and being handed a package and leaving. Landlords also need to show how the situation is interfering with other residents.

“The answer is, again, get some specific times if you have a video camera,” Rose notes.

Landlords who have made an L1 or L9 application (to evict tenants for nonpayment of rent and recover the rent they owe) should also be aware that they need to complete an update form and should provide it to the LTB and the tenant at least seven days before the hearing. It documents any changes, such as new rent payments made by the tenant, since the landlord filed their application. Otherwise, the adjudicator might delay holding the hearing.

Rose advises small landlords to hire a legal professional unless they have experience at the LTB. He also suggests that landlords attend hearings, which take place on Zoom, as an observer

and consult the LTB’s brochures, as well as landlordselfhelp.com.

LANDLORDS CAN NOW SUE FOR LARGER AMOUNTS IN SMALL CLAIMS COURT AND THE LTB

An increase to the monetary limit at the LTB and Ontario Small Claims Court is expected to expand landlords’ access to justice, experts say.

As of October 1, the monetary cap was raised from $35,000 to $50,000. Before that date, landlords had to waive their entitlement to sums greater than $35,000 for claims such as rent arrears or damage to units, or to pursue those damages before the Superior Court of Justice at an increased cost.

Considering the backlog in cases at the LTB, it’s been challenging for small landlords to undergo a lengthy legal process and then not be able to seek restitution for more than $35,000, said London paralegal Megan Alexander, particularly in situations where tenants severely damage a unit.

“Likely it (the amount) will still be over $50,000, depending on the amount of damage, but it certainly alleviates some of that stress and gains more of that entitlement, which I think landlords can appreciate.”

The Small Claims Court is commonly used for resolving disputes involving contracts, property damage, and unpaid bills. It can enforce orders issued by the LTB, including through remedies such as wage garnishment and the seizure and sale of property. Landlords can also proceed with a judgment debtor examination, a court-ordered hearing in which a creditor questions a debtor to find a way to enforce a debt.

Modernizations to the Small Claims Court discourage an extensive backlog and the online portal helps to make the process friendlier to individuals, Alexander said.

Another advantage is the cost. It’s more expensive and takes longer to sue in Superior Court than it does in Small Claims Court, which is seen as a viable venue for individuals and small landlords who are representing themselves. However, before October 1, landlords were compelled to sue in Superior Court for amounts greater than $35,000.

Under the Residential Tenancies Act, the LTB and Small Claims Court monetary limits are tied.

Alexander said she hopes there will be more pressure on tenants to settle a case earlier in the process.

“These amounts are quite high and $50,000 is obviously a very large amount… It really does come down to individual respondents and individual debtors, and how they intend to deal with an order against them.”

If landlords currently have a matter before Superior Court that is $50,000 or less, they can transfer it to Small Claims Court.

Landlords can also amend an existing claim in Small Claims Court up to 30 days before the initial trial date without seeking court approval or consent from other parties.

“If a claim was previously reduced to meet the old Small Claims Court limit, the ability to amend it under the new limit allows claimants to seek full recovery and access stronger enforcement options for larger amounts,” Alexander said.

She cautions that the increased monetary limit means that tenants may also seek greater damages against landlords before the LTB and/or the Small Claims Court. Due to their increased liability, she recommends that landlords engage legal representation where necessary.

London Property Management Association (LPMA) is a non-profit organization, located in London, Ontario, Canada, that provides information and education to landlords.

LPMA represents the interests of both large and small property owners. The association has more than 400 landlord members representing approximately 35,000 rental units. Membership is open to landlords and property management professionals who own or manage one or more residential rental units. Ph: 519-672-6999 Web: www.LPMA.ca

Sign up online or call Ayden Pearson.

Final Take Away Final Take Away

Brought to you by Yardi Canada Ltd

Canada’s multifamily market enters 2026 with steadier rents and higher operational stakes

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

Canada’s multifamily market remains healthy, but it is loosening. In Q4 2025, the average national in-place rent rose just $9 to $1,746, the smallest quarterly increase in more than four years, and annual in-place rent growth slowed to 3.2%. At the same time, new-lease rent growth nearly disappeared, dropping to 0.7% nationally (down from 2.4% in Q3 2025 and 6.4% in Q4 2024).

Vacancy is telling a similar story. The national apartment vacancy rate rose to 4.5% in Q4 2025, a post-pandemic high and the highest level since tracking began in 2020. Higher vacancy is arriving alongside moderating population growth. Statistics Canada estimates the country’s population will grow by only 81,000 in 2025 after shrinking by 76,000 in Q4, and the 2026 target for admitting non-permanent residents was reduced to 385,000.

Regional standouts: Resilience, divergence and pressure in the big CMAs

The headline numbers hide meaningful regional divergence. Halifax (6.1%), Montreal (4.1%) and Ottawa–Gatineau (3.9%) posted the strongest year-over-year in-place rent growth, while Calgary (-1.3%) was the only major market in negative territory.

New-lease trends highlight where competition is showing up fastest. Ontario’s major apartment markets moved into negative new-lease territory in Q4 2025, including Kitchener–Cambridge–Waterloo (-2.7%), Toronto (-1.0%) and Hamilton (-0.2%). Vancouver (-2.0%) and Calgary (-4.2%) also recorded declines, even as other markets still saw modest gains.

The cost side of growth: Operating metrics that change the playbook

For housing providers, softer rent growth makes expense control and resident retention more valuable. National annual turnover rose to 25.5% in Q4 2025 (from 25.0% in Q3 2025), while the average resident length of stay increased to 39 months.

On the cost side, annual expenses per unit averaged $8,004 nationally in Q4 2025 (down $75 year over year), with declines in Ontario ($8,822) and Alberta ($8,044). The report breaks expenses into three practical layers: repairs and maintenance (day-to-day property upkeep

and turnover work), controllable expenses (operating costs like administration, payroll, utilities, marketing and management fees, which also include repairs and maintenance), and total expenses per unit (controllable expenses plus costs like taxes and insurance).

What this means for housing providers: Where the numbers point next

Entering 2026, the market is signalling a shift from “ride the rent wave” to “win on operations.” Vacancy is higher, rent growth is calmer, and demand is more sensitive to affordability and job conditions. Consensus GDP growth forecasts sit in the 1.0% – 1.5% range for 2026, reinforcing the case for data-driven decisions.

Housing providers that stay close to market signals can move faster on pricing, leasing strategy and retention. That means tracking new-lease rent momentum (often the earliest indicator of tightening or loosening), watching turnover and length of stay by market, and stresstesting budgets where expense pressure is most persistent. It also means using credible reporting to separate short-term noise from true trend shifts, especially when regional performance can move in opposite directions inside the same province.

Learn more about how technology can support your property management strategy at www.yardibreeze.ca.