Monika Sosnowska Director, Marketing and Communications
Lisa Henderson Senior Member Services Representative
Bryan Smith Member Services Representative
Siyu Chen Member Services Representative
Alvin Christian Alfonso Membership Engagement
Disclaimer: This publication is designed to provide informative material of interest to readers; the opinions of the authors of the articles do not, however, necessarily represent the opinions of the board of directors. The magazine is distributed on the understanding that it does not constitute legal, accounting or other professional advice. Although the published information is intended to be helpful, neither we nor any other party will assume liability for loss or damage as a result of reliance on this material. Appropriate legal, accounting or other assistance should be sought from a competent professional. Articles cannot be re-printed or reproduced in any form without the sole permission of LandlordBC.
Office Hours: 8:30 am to 4:30 pm weekdays
Office:
105 — 1001 Cloverdale Ave
Victoria, BC V8X 4C9
Vancouver Island: 250.382.6324
Lower Mainland: 604.733.9440
Toll Free BC: 1.888.330.6707
Board of Directors
Board Chair: Nicolas Denux
Vice-Chair: Michael Drouillard
Secretary-Treasurer: Derek Townsend
The KEY is published by MediaEdge Communications
Directors
James Blair, Dorothy Friesen, Matin Ghavi, Kerri Jackson, Sarah Lui, Shawn Punton, Kim Schuss, Allan Wasel
For any advertising/publishing inquiries, please contact: Dan Gnocato, Publisher, dang@mediaedge.ca or t: 604 549 4521
Publication Mailing #40063056
Editor Hunter Boucher, hunterb@landlordbc.ca
Editor Monika Sosnowska, monikas@landlordbc.ca
Production MediaEdge Communications
CEO’S MESSAGE
David Hutniak, CEO, LandlordBC
As housing providers, we know that success in our industry isn’t just about managing properties — it’s about building strong, reliable relationships within our communities. Whether it’s finding a skilled contractor, securing the right insurance, or accessing legal expertise, working with businesses we trust is essential.
That’s why at LandlordBC, we encourage you to turn to the professionals who truly understand the rental housing industry — our Corporate Supplier and Associate Members. These businesses are more than just service providers; they are part of our community. They recognize the challenges landlords face, stay informed on industry best practices, and are committed to helping you succeed.
By choosing to work with trusted, knowledgeable suppliers, you’re not only ensuring quality service but also strengthening the network that supports rental housing in British Columbia. We’re proud to showcase these valued partners in our Annual Resource, and we encourage you to connect with them as you navigate your journey as a housing provider.
In an ever-changing rental housing landscape, having a trusted network of professionals by your side is more important than ever. Market uncertainties, evolving regulations, and economic fluctuations can make decision-making challenging for housing providers. That’s why working with reliable, knowledgeable suppliers — who understand both the industry and your needs — is invaluable. Our Corporate Supplier and Associate Members are committed to helping you navigate these challenges with confidence, offering expertise and services that keep your business resilient and prepared for whatever comes next.
This year, we’ve further refined our directory to make it even more user-friendly while continuing to provide comprehensive details on group programs available to our members. In addition, we’ve included key insights from the latest CMHC Rental Report, the LandlordBC 2025 Quick Reference Guide, and the essential Landlord Checklist — ensuring you have a trusted, go-to resource for the year ahead!
Together, we are building a stronger, more resilient rental housing sector — one based on trust, expertise, and community.
LANDLORDBC’S ASSOCIATE MEMBER/ CORPORATE SUPPLIER CODE OF ETHICS
• Associate Members/Corporate Suppliers shall abide by the Constitution, By-Laws and Policies of the Association.
• Associate Members/Corporate Suppliers shall co-operate, where appropriate, with the Association in providing an exchange of information for the benefit of member relations.
• Associate Members/Corporate Suppliers shall comply with all licensing and bonding requirements and endeavour to comply with all the regulations of applicable municipal, local, provincial, or federal agencies and authorities, and provide the Association with periodic confirmation on request.
• Associate Members/Corporate Suppliers shall strive to serve customers with honest values and avoid any action that contradicts this principle.
• Associate Members/Corporate Suppliers shall ensure all contracts to members are offered in good faith and are free from clauses that dictate automatic renewal, right of first refusal, and unsubstantiated annual price increases.
• Associate Members/Corporate Suppliers shall honour all commitments and guarantees, and seek to resolve any disputes in a fair and expeditious manner.
• Associate Members/Corporate Suppliers shall support the principles and objectives of the Association and not engage in any activity that would reflect adversely on the Association or its members.
BENEFITS OF MEMBERSHIP
• Information Services
• Education Seminars
• Tenancy Forms
• Trusted Trades & Suppliers
• Networking Events
• The Key Magazine
• Government Advocacy
LANDLORDBC’S ASSOCIATE MEMBERS
ACERA INSURANCE SERVICES LTD.
As a leading, independent insurance brokerage with more than 60 years of expertise, Acera Insurance (formerly Megson FitzPatrick) provides LandlordBC members with a competitive property insurance program for buildings containing 10 or fewer self-contained rental units. Acera Insurance also offers preferred terms to members who own larger buildings. To learn more, contact Mike Nichol at 250.519.2300 (1.888.595.5212) mike.nichol@acera.ca www.acera.ca
A-1 WINDOW MANUFACTURING LTD.
A1 Window has been manufacturing windows since 1992. A-1 supplies and installs aluminum and vinyl windows.
Roque Datuin or Mohsen Youssefi at 604.777.8000 roque@a1windows.ca mohseny@a1windows.ca www.a1windows.ca
ALLIED PLUMBING,
HEATING & AIR CONDITIONING
Allied has been one of the premier plumbing, heating, and air conditioning contractors in Vancouver and surrounding areas since 1993. Contact Lance Clark at 604.731.1000 lance@allied-plumbing.ca www.allied-plumbing.ca
BRIGHTER MECHANICAL
35 Years of Industry Leadership: Re-Piping is Our Business. As the leading re-piping contractor in British Columbia, Brighter Mechanical has been re-piping residential and commercial buildings since 1988. Contact Tylar Clare at 604.279.0901 tylar@brightermechanical.com www.brightermechanical.com
CANADA MORTGAGE & HOUSING CORPORATION
Canada Mortgage and Housing Corporation (CMHC) is a financial institution that provides housing finance solutions, offers evidence-based insights backed by the latest research and data, and delivers the government’s housing programs. Contact Shiva Moshtari Doust at 604.714.3720 smoshtar@cmhc.ca www.cmhc-schl.gc.ca
CURAFLO OF BC LTD.
CuraFlo has over 50 years combined experience in plumbing and fire suppression systems, over 25 years of Repiping and Epoxy lining pipes, and 5 years of preventing water leaks/spills using automatic control/alert systems. CuraFlo crews are experts in minimizing the mess and fuss often associated with plumbing work and addressing all resident’s concerns. CuraFlo’s experiences in Care Home/Hospital projects has proven a valuable training, honing the skills of our crews.
Contact for a complimentary quotation 604.298.7278 info@curaflo.com http://www.curaflo.com
FORTISBC
At FortisBC we are moving forward and making progress to meet BC’s diverse energy needs. This includes increasing our investment in energy efficiency and expanding our supply of low carbon Renewable Natural Gas. Learn more about solutions available to you now:
Contact Mel Tugade Mel.Tugade@FortisBC.com
604-592-7907 www.fortisbc.com
COINAMATIC CANADA INC.
BFL CANADA RISK AND INSURANCE SERVICES INC.
BFL Canada is the one of largest risk management, insurance brokerage and benefits consulting firms in Canada, that is also owned and managed by its employees.
Contact Stacey Wilson at 778.374.4125 swilson@bflcanada.ca www.bflcanada.ca
Laundry just got a whole lot smarter! Introducing the Coinamatic CP Mobile App, available in select locations. Say goodbye to digging for coins or swiping cards - with our app, you can pay for your laundry with just a few taps on your phone. But that’s not all! Our smart laundry rooms offer unparalleled security, reduced service calls, and a significant decrease in vandalism and theft. It’s the modern way to do laundry, and we’re leading the way. At Coinamatic, we’re committed to providing sustainable laundry solutions and top-of-the-line Alliance and Maytag equipment. And with our new online service request portal, available 24/7 through our website, you can get help whenever you need it. Ready to experience the future of laundry? Download the Coinamatic CP Mobile App today and start enjoying the convenience of cashless laundry. Visit www.coinamatic.com to learn more or contact Lyle Silverstein at 204.226.7607 or email lsilverstein@coinamatic.com.
FRESCO BUILDING EFFICIENCY
FRESCo is an engineering and advisory firm specialising in energy & emissions reductions in multi-family/ commercial buildings. We provide energy assessments, engineering design, and project management for building retrofits. We also provide a variety of support services to help owners/managers access funding and financing for energy efficiency projects (MLI Select, tax incentives, utility rebates, etc.). We are also a proud partner of LandlordBC on a variety of initiatives that support the sector in finding and implementing practical strategies that simplify an otherwise complex process (e.g. RARA – the Rental Apartment Retrofit Accelerator). We have helped landlords secure over $20 million in rebates and supports for projects that improve building performance and reduce environmental impacts. 778.783.0315
info@frescoltd.com www.frescoltd.com
HADDOCK & COMPANY
Haddock & Company is a recognized leader in the delivery of legal services to the residential housing industry. Our broad-based clientele look to us to provide peace of mind and reasonable solutions – and we deliver. We love what we do and we’re good at it.
Contact Grant Haddock 604.983.6670 info@haddock-co.ca www.haddock-co.ca
RONA AND RONA+
RONA & LOWES offer preferred pricing, priority service with a strong store network
Landlord BC members can save 5% off on your purchases and 10% off on paints.
Become a VIPPRO member by downloading the mobile app.
We also offer delivery services, installation services and custom quoting for larger projects.
Contact Basil Sealy for more details at 604.314.1366
basil.sealy@rona.ca
www.rona.ca
www.lowes.ca
Manna Plumbing
Manna Plumbing specializes in re-piping apartment buildings, townhouses, and hotels.
Contact Chris Kobilke at 604.710.3908 chris@mannaplumbing.com www.mannaplumbing.com
PENDO
Landlords & Property Managers, say hello to Pendo! The super intuitive platform to manage your rentals. Pendo provides you with a simple, all-in-one place to manage your rental properties, whether you’re overseeing one property or hundreds. Love Pendo? Current LandlordBC members receive a 10% discount on a monthly subscription and can save another 10% off an annual subscription. Visit www.pen.do/landlordbc to sign up for a 30 day free trial (no credit card needed!). contact@pen.do
RENTCHECK CREDIT BUREAU LTD.
Canada’s pioneer in Applicant Inquiry Services; industry trusted since 1976. No membership fee. Reports in under 2 seconds. Free online rental application. Free interface with any property management software. Real customer service, housing providers talking to housing providers. Let Rentcheck help your business thrive in 2025!
• Short file Credit report $8.95
• Complete file Credit report $13.95 Including Rental History
• Affordable enhancements; Bankruptcy predictor, Credit score, Fraud Detection, Rent Expense to Income Ratio (REIR) and more
• Canadian Business Credit Reports
• Criminal Background Checks
• Canadian Driver Abstract (3-years records)
• PeopleSearch for current phone numbers, addresses
• US Credit Reports
• Global Credit Reports, 230 countries
Free reporting of tenant rent life experiences including, tenant arrears, payment patterns... We forward information onto Equifax and TransUnion at no cost.
Contact sales@rentcheck.ca or Brenda at 1.800.661.7312 x221
TELUS COMMUNICATIONS
The TELUS Property Management Partner Program: Delivering Value to Residents and Communities in 2025
At TELUS, we’re committed to connecting communities and empowering residents with best-in-class services. The TELUS Property Management Partner Program is designed to provide residents with exclusive offers, significant savings, and exceptional customer service while creating value for your company through a strong and lasting partnership.
Our program aims to establish a long-term collaboration between TELUS and your company, ensuring that residents across your building portfolio are informed about the latest advancements in technology and have access to our most competitive rates.
New for 2025:
We are excited to introduce our Bulk Program and Pricing for TV and Internet services, offering streamlined, costeffective solutions for building residents.
Key Benefits of Partnership:
• Exclusive Resident Discounts: Competitive rates and special offers for residents.
• Dedicated Excellence Team: A specialized support team available to assist residents directly.
• Employee Perks: Discounted home services for your company’s employees.
• Comprehensive Marketing Support: Assistance in communicating TELUS offers and services to residents.
• Building-Specific Incentives: Customized rewards and incentives tailored to your properties.
• Access to Future-Friendly Technologies: Stay at the forefront of innovation with TELUS’s cutting-edge solutions
Why Partner with TELUS?
By joining the TELUS Partner Program, you’re connecting your residents to a trusted brand that’s committed to delivering unparalleled service, reliability, and innovation. Together, we can enhance the living experience in your buildings and ensure residents benefit from the latest advancements in connectivity and entertainment. For more information or to join the TELUS Partner Program, contact your TELUS Channel Manager today: TELUS Partnered Call Centre: 310.3343 Sarah.Ballantyne@TELUS.com Together, let’s create a brighter and more connected future
The Home Depot
“Our objective at Home Depot Pro is to assist you in doing yours. With over 40 years of expertise serving the multifamily industry, The Home Depot is well positioned to help expand your business. Depend on us to provide the highquality products that your residents expect, as well as the innovative business solutions and services you require to manage your business, enhance efficiency, and increase your net operating income.”
Michael Lirangi National Account Manager Michael_lirangi@homedepot.com
Matt Glassford Regional Account Manager – BC Matthew_d_glassford@homedepot.com
Waste Connections of Canada Waste Connections of Canada has been providing excellent service in waste disposal services to Canadian Commercial, residential, and MURB owners for over 25 years. Contact Tomas Hansen at 604.834.7578 tomas.hansen@WasteConnections.com www.WasteConnectionsCanada.com
YARDI BREEZE PREMIER
Yardi Breeze Premier is intuitive and powerful property management software designed for you. Our refreshingly simple platform puts you in charge of marketing and managing your entire portfolio, with support for residential, commercial and mixed properties. Rest easy knowing your reports are accurate with Yardi’s trusted, built-in accounting system to track your revenue and expenses. And since Breeze Premier is in the cloud, you can work from anywhere and get fantastic support when you need it.
Are you ready to make property management a breeze? Learn more by visiting http://www.yardibreeze.ca/ Jasmin.Rodas@Yardi.Com
Landlord’s Checklist
Application Received Date:
Application Approved Date:
Locks Changed *If requested, locks to the rental unit must be changed between tenancies
Date:
Security Deposit Requested *Landlords may request up to half of one month’s rent as security deposit.
Date: Amount:
Method of Request:
Security Deposit Paid *Tenants have 30 days from the date it is required to pay a deposit
Date: Amount:
Method of Request:
Pet Damage Deposit Requested *Landlords may request up to half of one month’s rent as pet damage deposit.
Date: Amount: Method of Request:
Pet Damage Deposit Paid *Tenants have 30 days from the date it is required to pay a deposit.
Date: Amount:
Method of Request:
Pet Agreement *It is recommended that pet agreement be signed for each pet a landlord is allowing the tenant to keep.
Pet Type/Name: Date Signed:
Pet Type/Name: Date Signed:
Pet Type/Name: Date Signed:
Tenancy Agreement Signed *The agreement should be signed as soon as possible and before the tenant moves in
Date Signed:
For the use of LandlordBC members only. If you are not a member of LandlordBC, any review, dissemination or copying of this document or the information it contains is prohibited.
Tenancy Agreement Served * Landlords must provide a copy of the signed agreement no later than 21 days after entering into a tenancy
Date:
Method of Service:
Email as a Method of Service *Email may be used as a method of service in a tenancy, but the email must be provided with the express intention that it be used a method of service. This can be done on the tenancy agreement or a separate form.
Date: Form Used:
Condition Inspection (Move-In) Scheduled *Landlords must make at least two attempts to schedule a condition inspection.
Date of Inspection by Agreement: Communication Method:
Date of Inspection by Notice: Method Served:
Condition Inspection (Move-In) Completed *The inspection should be completed with the tenant present but before their belongings are moved into the unit
Date of Inspection:
Condition Inspection (Move-In) Served *Landlords must provide tenants with a copy of the move-in inspection no later than 7 days after the inspection is completed
Date:
Method of Service:
Rent Increases *Rent may be increased no earlier than 12 months since the rent was established or last increased
Date Served:
Date Served:
Method of Service: Effective Date:
Method of Service: Effective Date:
Date Served: Method of Service: Effective Date:
Date Served: Method of Service: Effective Date:
Date Served: Method of Service: Effective Date:
End of Tenancy Served/Received
Date: Form Used
For the use of LandlordBC members only. If you are not a member of LandlordBC, any review, dissemination or copying of this document or the information it contains is prohibited.
BMS Plumbing & Mechanical is the best solution to your plumbing problems. Family owned and operated, we has been repiping throughout the Lower Mainland since 1986. Having pioneered and implemented innovative systems, we consistently deliver the highest quality service both on time and on budget. BMS takes your project from planning stages to the finished project, while ensuring your experience is stress free.
Method of Service:
Effective Date:
Condition Inspection (Move Out) Scheduled *landlords must make at least two attempts to schedule a condition inspection
Date of Agreed Upon Inspection Date:
Date of Inspection by Notice:
Communication Method:
Method of Service:
Condition Inspection (Move-Out) Completed *The inspection should be completed with the tenant present but after their belongings are moved out of the unit.
Date of Inspection:
Condition Inspection (Move-Out) Served *Landlords must provide tenants with a copy of the move-out inspection no later than 15 days after the later of the date the inspection is completed, and the forwarding address is provided
Date:
Forwarding Address Received
Method of Service:
Date:
Deposits *At the end of the tenancy landlords must deal with any deposits no later than 15 days after the later of the date the tenancy ended, and the forwarding address is provided. It is important to remember that if the tenant only agrees to a partial deduction of the deposit a landlord must either return or apply to retain the remainder within the 15-day timeframe.
Deposits and Interest *Landlords must determine if there is any interest owed on the security or pet deposit. This can be done by using the RTB’s interest calculator here: http://www.housing.gov.bc.ca/rtb/WebTools/InterestOnDepositCalculator.html
Security Deposit Interest:
Returned
Date:
Pet Deposit Interest:
Method of Payment:
Signed Consent to Retain
Date: Form Used:
Applied Through Dispute Resolution
Date of Application:
Method of Service:
For the use of LandlordBC members only. If you are not a member of LandlordBC, any review, dissemination or copying of this document or the information it contains is prohibited.
LANDLORDBC GROUP PROGRAMS
We have partnered with respected service providers to develop various money-saving programs that members can take advantage of. For more information on these programs visit the members only section of the LandlordBC website.
HEATING DISCOUNTS - ABSOLUTE ENERGY
As a benefit to our members, LandlordBC established a direct purchase natural gas program several years ago. LandlordBC members, throughout the province, can participate. The program continues to achieve its two main objectives by keeping prices low and stabilizing costs.
Contact Kirby Morrow at Absolute Energy kirby@absolute-energy.ca
HOME IMPROVEMENT & CONSTRUCTION PRODUCTS - THE HOME DEPOT AND RONA
Partnering with a national home improvement and construction products and services retailers, we offer exclusive discounts through their Pro programs. No matter how big or small your project, you can earn quarterly rebates and access volume pricing.
ENERGY EFFICIENCY – OPERATION CO$T-CUTTER
Numerous inefficiencies in your building lead to increased energy consumption and increased utility bills. LandlordBC, in partnership with industry recognized energy efficiency experts, FortisBC, BC Hydro, FRESCo, and other stakeholders, is leading an initiative called “Operation Cost-Cutter” wherein we will work with owners and property managers to identify areas where you can take advantage of incentives and develop and execute other energy efficient measures to support the efficient use of natural gas and electricity in your multi-family building.
To learn more contact David Hutniak at davidh@landlordbc.ca
WASTE DISPOSAL – WASTE CONNECTIONS OF CANADA
LandlordBC is pleased to provide a waste management group program to our members. We have partnered with the third largest non-hazardous solid waste solutions provider in North America, to deliver a cost-effective garbage collection solution exclusive for our members.
For more information contact Tomas Hansen at Waste Connections at tomas. hansen@wasteconnections.com
INSURANCE - ACERA INSURANCE AND BFL CANADA INSURANCE SERVICES INC.
LandlordBC provides all members with the opportunity to save on property insurance via our two recommended insurance brokers. We offer a group program designed specifically for owners with buildings that have 10 or fewer self-contained units via our partner Acera Insurance. For those members who own/operate buildings with more than 10 units, BFL Canada offers Apartment Protect to meet your insurance needs.
For more information on building insurance contact Mike Nichol at Acera Insurance Insurance Services Mike.Nichol@acera.ca, and for information on Apartment Protect contact Paul Murcutt at BFL pmurcutt@bflcanada.ca.
More information on The Home Depot Pro Xtra program and the Rona VIP PRO program can be found on the members only section of the LandlordBC website.
PREFERRED PROVIDER LEGAL PROGRAMHADDOCK & COMPANY
LandlordBC members are automatically entitled to take advantage of our preferred-provider legal program. This program provides you with preferred rates for access to senior associates at a designated law firm positioned to assist you, regardless of where you are located in the province. This program is designed for members who have a specific question or problem regarding landlord/tenant issues that requires the intervention by a legal professional.
Contact Grant Haddock, Haddock & Company at cgh@haddock-co.ca.
CREDIT CHECKS - RENT CHECK
We partnered with RentCheck to help property owners and managers vet prospective tenants with affordable, accessible, credit checks from Equifax and TransUnion. At $8.95 for the basic credit check and $13.95 for a full model report, you save significantly on each report. The reports are instant and accessible online 24/7.
Visit the RentCheck website at rentcheckcorp.com
TENANCY FORMS – PENDO
We partnered with RentCheck to help property owners and With professionally drafted proprietary tenancy forms (including applications, agreements, and condition inspection reports) you have the documentation you need when you need it. LandlordBC’s proprietary forms can be accessed via the secure online platform, Pendo™. Visit www.pen.do/landlordbc to get started.
For more information visit the members only section of landlordbc.ca
LANDLORDBC 2025 QUICK REFERENCE
2025 INCREASE PERCENTAGE: 3%
Rent increases require 3 months notice and cannot be effective less than 12 months since the last increase or the date the rent was established.
Security and Pet Damage Deposits
Interest on deposits is calculated from the date the deposit is taken to the date it is received by the tenant. Landlords and tenants should utilize the easy-to-use Deposit Interest Calculator on the RTB website.
Example *Be sure to utilize the RTB Deposit Interest Calculator to ensure accuracy*
Deposit: $1000 Taken by the landlord January 1, 2021 and received by the tenant March 15 2025.
The total that should be returned is $1049.04 based on $49.04 of interest that is owed on the deposit.
METHODS OF SERVICE
2021 $1000.00: $0.00 interest owing (0% rate for 100.00% of year)
2022 $1000.00: $0.00 interest owing (0% rate for 100.00% of year)
2023 $1000.00: $19.50 interest owing (1.95% rate for 100.00% of year)
2024 $1019.50: $27.53 interest owing (2.7% rate for 100.00% of year)
2025 $1047.03: $2.02 interest owing (0.95% rate for 20.27% of year)
HANDLING OF DEPOSITS AT THE END OF TENANCY
At the end of the tenancy if the tenant has provided a forwarding address the landlord must deal with the deposit in one of three ways within 15 days of the later of the day the tenancy ends or the date the forwarding address was provided. The three options are:
• Return the Deposit
• Obtain consent to retain all or part of the deposit
• Apply to the RTB through their Dispute Resolution Process Tenants have 1 year from the date the tenancy ends to provide a forwarding address. Arbitrators may only apply the Pet Damage Deposit to pet damage.
NOTICE OF ENTRY
Landlords must provide 24 hours notice to enter a tenant’s unit and are allowed to enter up to once a month for regular inspections. Landlords Should take into consideration the method of service used as that may add time to their notice. For example, if a notice is posted on the tenants door the notice is considered received 3 days later and the landlord may enter 24 hours from then. Landlords may also obtain consent from their tenant to enter their unit not more than 30 days before entering.
When serving notices, whether it’s a notice of entry, rent increase, end of tenancy of anything else landlords must consider the method of service they are using both to ensure it’s a valid method and what the delay for service may be.
Method It’s considered received…
Give a copy directly to the tenant
Send a copy by registered or regular mail to the address of the rental unit if the tenant still lives there or to the forwarding address provided
Attach a copy to the door or other noticeable place at the address where the tenant lives
Leave a copy with an adult (19 years or older) who apparently lives with the tenant (landlords should note the name of the person)
Leave a copy in a mailbox or mail slot at the address where the person lives
Same day
5 days later when the tenant does not say or show that they received it on an earlier date
3 days later when the tenant does not say or show that they received it on an earlier date
Same day
3 days later when the tenant does not say or show that they received it on an earlier date
Method It’s considered received…
Fax a copy to the contact number provided by the tenant
Email a copy to the email address provided by the tenant.
*Note - email can only be used if a party has provided an email address specifically for service.
In any other way that is ordered by the Residential Tenancy Branch
Slide a copy under the tenant’s door
Using text messaging or social media messaging service
RESIDENT CARETAKER MINIMUM WAGE
3 days later when the tenant does not say or show that they received it on an earlier date
3 days later when the tenant does not say or show that they received it on an earlier date
Determined by the Residential Tenancy Branch
Not considered served – this is an unacceptable method
Not considered served – this is an unacceptable method
The minimum wage for resident caretakers is a monthly wage based on the number of suites in the building. Please note that there are generally minimum wage increases effective in June of each year. LandlordBC will ensure our members are updated on the 2025 rate as soon as it is available.
For a building with nine to 60 residential suites:
June 1, 2024 – $1,041.80 per month plus $41.74 for each suite
June 1, 2023 – $1,002.53 per month plus $40.17 for each suite
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For a building with 61 or more residential suites: June 1, 2024 – $3,548.63 per month June 1, 2023 – $3,414.85 per month
CMHC HOUSING MARKET OUTLOOK- EXCERPTS
Adapted from CMHC, 2025 Housing Market Outlook, February 2025
Explore the future of Canada’s housing market based on the latest trends and indicators on new homes, resales and rentals.
NATIONAL OVERVIEW
Highlights
• Foreign trade risks and immigration changes add significant uncertainty to the outlook. We expect economic activity to be modest in 2025, picking up in 2026 and 2027.
• Housing starts will slow down from 2025 to 2027 mainly due to fewer condominium apartments being built but total starts will remain above their 10-year average. Rental apartment construction will remain high but may slow in 2027 as demand eases. Ground-oriented homes (detached, semi-detached, row homes) may recover slightly, especially in more affordable options like row houses.
• We expect housing sales and prices to rebound as lower mortgage rates and changes to mortgage rules unlock pent-up demand in the short term. In the longer term, stronger economic fundamentals will support this rebound. The recovery will be uneven, with slower progress in less affordable regions and in the condominium apartment market.
• Rental markets are expected to ease with higher vacancy rates slowing rent growth. Renter affordability will improve gradually, with more noticeable changes happening later in the forecast period.
Economy
Uncertain economic outlook amid geopolitical and immigration shifts
Canada’s economic future faces significant uncertainty due to potential changes in U.S. trade policies and lower immigration levels. Given this uncertainty, we do not identify a base case. Instead, we project three plausible scenarios and will monitor how things unfold against these scenarios over the year.
Significant uncertainty surrounds the future of U.S. trade tariffs on Canadian exports to the U.S., potentially reaching up to 25% on all goods, with the likelihood of Canadian retaliation. This could have a major impact on Canada’s economy as early as 2025, including:
• investment uncertainty
• a weaker Canadian dollar
• lower export revenues
• job losses
• higher inflation
• a greater risk of recession
Our medium scenario assumes that the U.S. will impose a 25% tariff on 10% of Canadian goods, with Canada retaliating in return. In this scenario, the negative economic impacts may be softened by stronger U.S. government spending and higher U.S. demand for imports as a result.
Reduced immigration targets for 2025 – 2027 will also affect the economy. Slower population growth could lead to lower economic activity. We assume these targets to be met gradually, over several years.
Considering these factors, we expect modest economic growth in 2025 improving in 2026 and 2027. After declining in 2023 and 2024, GDP per capita should grow over the forecast period.
Housing starts set to slow down
We expect housing starts to slow down over the forecast period, remaining above their 10-year average. The slowdown is primarily due to fewer condominium apartments being built. With low investor interest and more young families looking for family-friendly homes, developers will find it harder to sell enough units to fund new projects. The increase in unsold units will likely reduce new project launches, leading to a decline in new condominium apartment construction.
Regional activity will vary:
• Ontario: Pre-construction condominium apartments, often bought by investors, will see lower demand due to weaker resale and rental markets. This will lead to new construction slowing down as of 2025.
• British Columbia: With fewer investors and stronger resale markets, the slowdown in condominium apartment construction will be milder and delayed.
• Alberta: Because more buyers are actual residents as opposed to investors, the impact on new construction will be minimal.
Rental apartment construction reached record levels in 2024 due to government support, a rapidly growing renter population and strong rent growth at the time of planning. We expect this momentum to continue through 2025 – 2026, supported by numerous projects set to start. However, softening rental market conditions may lead to fewer rental projects starting in 2027.
We expect a small recovery in ground-oriented home construction, led by lower-priced options. First-time buyers may prefer resale homes that offer better supply. Developers will be limited in their ability to compete with these resale markets due to high costs and lower profits. Regionally, new construction in Quebec will recover from recent lows. In Alberta, new construction will slow down from high levels.
Apartment Financing Specialists
RENT GROWTH SLOWED IN MOST OF CANADA’S LARGER MARKETS
Nationally, rental market conditions became more uniform in 2024. Most census metropolitan areas (CMAs) experienced slower rent growth, though some exceptions remained.
Toronto had the lowest rent growth among major CMAs. This is the result of rising vacancy rates and a low turnover rate, which declined further in 2024. For occupied units under rent control, landlords had limited ability to raise rents beyond the provincial guideline. Moreover, with a record increase in the supply of rental apartment condominiums, landlords in the purpose-built sector prioritized keeping existing tenants by taking a more cautious approach to rent increases.
Access to homeownership: Even with the recent decline in entry-level home prices particularly in higherpriced markets like Toronto and Vancouver, and lower mortgage rates, renting remained the more affordable option. Renters struggled to transition to homeownership because of the additional pressure from rising non-shelter costs. These rising costs made it more difficult to save for a down payment and to qualify for a mortgage, which led many to stay in rentals.
• In CMAs like Calgary and Edmonton, where homeownership was more affordable, renter outflow to homeownership was evident in high turnover and rising vacancy rates.
2024, stronger rental demand allowed both areas to catch up, with relatively modest adjustments for existing tenants and more significant increases for new tenants. Calgary’s rent growth slowed in 2024 but still significantly outpaced all other large urban centres due to unabated rental demand. Strong rent increases were supported by updated rental stock over the recent years, with a growing share of newer units becoming competitive with homeownership and secondary rental options. Landlords had more flexibility to raise rents for existing tenants, as they were not bound by rent increase guidelines.
• Vacancy rates in higher-priced CMAs like Toronto and Vancouver remained low due to limited homeownership options for potential first-time homebuyers.
In Vancouver and Montréal, because of tighter rental market conditions and a slight rise in turnover, rent growth didn’t slow as much as it did in Toronto.
More purpose-built rentals brought much-needed relief to
tight markets
Ottawa and Edmonton were 2 CMAs that bucked the trend, with overall average rent growth slightly accelerating. In 2023, rent increases in these areas lagged their respective provincial averages. However, in
• Calgary and Edmonton saw the largest increases in rental completions, resulting in the highest vacancy rates among major CMAs (Figure 2). Many of these completions occurred in the second half of the year, with some projects still in the lease-up phase. The slower absorption of new units further contributed to the increase in vacancy rates.
landlords had room to adjust rents to match current market levels. Higher rents made it harder for new renters to enter the market and further limited mobility for existing tenants.
RENTAL DEMAND STAYED STRONG, BUT SIGNS OF WEAKNESS EMERGED
• Montréal’s rental apartment completions remained among the highest on record, surpassing those of any other CMA despite a decline from the record levels seen in 2023. With a large share of its population living in rental apartments compared to other large CMAs, Montréal continued to experience high rental demand. However, according to market intelligence, longer lease-up periods for new units suggest some moderation in demand. This, combined with strong supply growth, has pushed up the rental vacancy rate.
New tenants across Canada continued to face significant rent hikes. Rents for units that turned over rose by 23.5%, similar to 2023 rates. While turnover impacted 1 in 8 units, these units contributed to more than 40% of the total rent increases.
(Canada Table 6.0 and 6.1)
Toronto, Vancouver, and Halifax saw some of the highest rent increases among major CMAs for turnover units. In these rent-controlled markets, persistently low tenant turnover meant that when units became available,
Demand remained high. However, the highest supply growth in over 3 decades outpaced it, resulting in higher vacancy rates and a cooling in rent growth in many urban centres (Canada Table 1.0).
Rental demand grew in 2024, as shown by an increase in the number of occupied units. Here are some of the key factors that impacted demand:
Migration: Population growth remains a significant driver of rental demand. As of July 1, 2024, international migration reached a record high of nearly 1.2 million people over the past 12 months. However, the introduction of a cap on international student intake and adjustments to their provincial distribution led to a shift in late 2024. As a result, fewer foreign students were admitted this school year. Our local market intelligence suggested that in Ontario and British Columbia, the 2 provinces most impacted by these measures, landlords in areas near post-secondary institutions found it harder to fill vacant units this fall.
• Similarly, in Ottawa, record rental apartment completions pushed the vacancy rate higher. Census data shows that a larger share of renters live in the secondary low-rise market (single-detached, semi-detached, and row homes) in Ottawa compared to other large urban centres. The decline in low-rise completions in 2024 drove increased demand for purpose-built rental apartments, which was outpaced by stronger increases in supply.
Figure 2: Purpose-built rental apartment completions far exceed historical average Based on the 12-month period prior to June 30th of the survey reference year
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Labour market: Employment conditions softened across most markets. This mainly affected younger renters aged 15 – 24 and made it harder for them to form their own households. The 25 to 44-year-olds had a slightly lower employment rate as well. However, due to stronger labour force growth, the number of employed in this age group grew significantly, helping to sustain strong rental demand. According to the latest Census, 40 to 50% of households in major CMAs within this age group were renters.
Access to homeownership: Even with the recent decline in entry-level home prices particularly in higher-priced markets like Toronto and Vancouver, and lower mortgage rates, renting remained the more affordable option. Renters struggled to transition to homeownership because of the additional pressure from rising non-shelter costs. These rising costs made it more difficult to save for a down payment and to qualify for a mortgage, which led many to stay in rentals.
In CMAs like Calgary and Edmonton, where homeownership was more affordable, renter
outflow to homeownership was evident in high turnover and rising vacancy rates.
Vacancy rates in higher-priced CMAs like Toronto and Vancouver remained low due to limited homeownership options for potential first-time homebuyers.
More purpose-built rentals brought muchneeded relief to tight markets
Demand remained high. However, the highest supply growth in over 3 decades outpaced it, resulting in higher vacancy rates and a cooling in rent growth in many urban centres (Canada Table 1.0).
Calgary and Edmonton saw the largest increases in rental completions, resulting in the highest vacancy rates among major CMAs (Figure 2). Many of these completions occurred in the second half of the year, with some projects still in the lease-up phase. The slower absorption of new units further contributed to the increase in vacancy rates.
Montréal’s rental apartment completions remained among the highest on record,
surpassing those of any other CMA despite a decline from the record levels seen in 2023. With a large share of its population living in rental apartments compared to other CMAs, Montréal continued to experience high rental demand. However, according to market intelligence, longer lease-up periods for new units suggest some moderation in demand. This, combined with strong supply growth, has pushed up the rental vacancy rate.
Similarly, in Ottawa, record rental apartment completions pushed the vacancy rate higher. Census data shows that a larger share of renters live in the secondary low-rise market (single-detached, semi-detached, and row homes) in Ottawa compared to other large urban centres. The decline in low-rise completions in 2024 drove increased demand for purpose-built rental apartments, which was outpaced by stronger increases in supply.
SUBSTANTIAL RISE IN CONDOMINIUM APARTMENT COMPLETIONS CONTRIBUTED TO RENTAL SUPPLY GROWTH
Rental supply also increased with a strong uptick in condominium apartment3 completions that were subsequently rented out. These new units, featuring modern finishes and amenities, attracted renters, raising vacancy rates in the purpose-built rental market. This trend was especially evident in newer, higher-priced purpose-built units, which, according to our local market intelligence, had to offer incentives to remain competitive.
In Toronto, condominium apartment completions reached new highs. Many of these units were purchased by investors a few years ago at the pre-construction stage. This increased the share of rented condominium apartments to 41%, the highest among all CMAs. Despite negative cash flows and plans to sell upon completion, oversupply in the resale market
led investors to lease them instead. However, the influx of renters kept condominium apartment vacancy rates low and stable.
In comparison, Vancouver’s rental share increased more modestly, due to a higher proportion of homeowners in apartments and a lower investor share. Compared to Toronto, a more balanced resale market allowed more investors to sell upon completion, reducing the number of units entering the rental market.
In contrast, Calgary and Edmonton saw rental shares decline as investors sold units to capitalize on strong market demand. Homebuyers seeking affordable options and intra-provincial migrants increased demand for condominium ownership. These factors led to price hikes and favourable selling conditions.
AFFORDABILITY CONDITIONS YET TO IMPROVE
Rental supply grew at a record pace in 2024 due to new completions. These higher-priced additions were unaffordable to many renters and primarily served higher-income households. Because of the filtering effect (PDF), they will still play an essential role in improving overall affordability over time.
Despite slower rent growth in 2024, there has been no improvement in affordability. Rent increases slightly outpaced wage growth for the 25 to 44-year-old core renter group. Rent arrears rates showed a marginal decline (Canada Table 5.0) but remained significantly higher than arrears rates for mortgage holders. This reflects greater difficulty among renters in coping with financial stress.
Rent arrears rates were highest in Ontario, where affordability challenges persist. Rental operators in the region also reported that a backlog at the Landlord and Tenant Board has kept many units in arrears.
This year highlighted that increasing supply alone is insufficient to address immediate affordability issues. Our findings underscore the need for policies that tackle both supply constraints and affordability challenges for low- to middle-income renters.
Footnotes
1. Privately initiated rental apartments with 3 or more units.
2. Percentage change of average rents from fixed sample.
3. The Condominium Apartment Survey (CAS) represents selfcontained units in condominium apartments. The CAS is a census of all apartment condominiums with 3 or more units, except for Montréal, where a sample of structures is surveyed.
ADVICE FOR LANDLORDS FROM THE GROUND UP
• Residential Tenancy Branch
• Evictions
• Landlord/Tenant Disputes
• Construction and Repair Claims
• Strata Disputes
• Judicial Reviews
• Lease Drafting and Reviews
• Applications for Rent Increases
VANCOUVER
VACANCY RATES ROSE AS DEMAND SLOWED AND SUPPLY CONTINUED TO GROW
Vacancy rates increased across Metro Vancouver in 2024, a change from the rates under 1% for the previous 2 years. The 1.6% vacancy rate (Table 1.1.1) this year was the highest we’ve seen in the past 10 years, except in 2020. The market remains relatively tight especially in lowerpriced segments.
While nearly all zones saw higher vacancies, there was a pronounced increase in the Downtown core. New rental buildings entering the market in neighbourhoods like Mount Pleasant and East Hastings created some of these vacancies. These buildings are likely to lease at rates well above the prevailing market rates. Unlike previous years, our local market intelligence suggests that in recent months, it takes longer to fully lease new buildings. This indicates weaker demand for these higherpriced units.
Changing migration patterns and a weakening job market contributed to lower demand in Metro Vancouver. While immigration to British Columbia was still significant, it was relatively lower in recent quarters.
Unemployment trended higher in the region while the labour force was relatively unchanged compared to last year. Except for the COVID period, the current unemployment rate was last seen in 2016. Higher youth unemployment was a major driver in recent labour-market changes. Some young people will find it more difficult to move out on their own and this will reduce rental demand.
SLOW GROWTH IN RENTALS, WITH MORE DEVELOPMENT IN THE SUBURBS
The purpose-built rental apartment universe expanded at a slower pace in 2024 than in the previous 2 years. Despite that, this year’s growth remains significant compared to average growth in the past decade. Unlike recent years, most of this growth took place outside of the City of Vancouver. Areas like North Vancouver, Surrey and the Tri-Cities saw relatively more units added to their rental stock. These areas are attractive for developers as they’re likely to have cheaper land for new development compared to the City of Vancouver.
The stock of 3+ bedroom units expanded significantly, continuing a trend that began in 2020. This signals continued interest in larger rental units. Most of this expansion was outside the City of Vancouver where such rentals are more affordable.
RENT GROWTH SLOWED AMID WEAKER DEMAND AND HIGH PRICES
Rents continued to climb in many parts of Metro Vancouver but more slowly than the record pace seen in 2023. Same-sample average rent growth fell to 4.4% (Table 1.1.5), less than half of last year’s growth rate. However, this increase is still significant and in line with rent growth in the past 9 years. Higher rents especially within the City of Vancouver pushed renter budgets and limited further
growth compared to lower rents further away from the city.
this year’s turnover rate was attributable to newer buildings where tenants did not see a notable gap between their rent and asking rents. Rental condominium apartment market remained tight even as investors grew supply at a quicker pace
Investors in condominium apartment projects continued to put newly completed units onto the secondary rental market, with 29.7% of newly completed apartment units used as rentals. Owners of existing condominium apartment units put their units onto the rental market at a greater pace than in 2023. Vacancies remain low across the region for these units with a slight decline in the vacancy rate. While rental demand shows some signs of weakness, higher average rents in this segment indicate that demand is still significant.
Average asking rents of vacant units increased since last year due to more vacant units in pricier areas and continued demand for rental units in limited supply. However, our local market intelligence indicates that most rent increases took place at the end of 2023 while asking rents fell in recent months. This reflects some waning demand.
Pricing of newer units in some areas may have contributed to slower occupancy. The average
rent for a newer 2-bedroom unit in the City of Vancouver is $3,491. This is 35% higher than a comparable unit in Surrey (Table 3.1.7). The prices of new and vacant units in the City of Vancouver and the Downtown peninsula pushed the budgets of potential renters.
The overall turnover rate increased in 2024 after years of decline. Nearly all the increase in this year’s turnover rate was attributable to newer buildings where tenants did not see a notable gap between their rent and asking rents.
RENTAL CONDOMINIUM APARTMENT MARKET
REMAINED TIGHT EVEN AS INVESTORS GREW SUPPLY AT A
QUICKER PACE
Investors in condominium apartment projects continued to put newly completed units onto the secondary rental market, with 29.7% of newly completed apartment units used as rentals. Owners of existing condominium apartment units put their units onto the rental market at a greater pace than in 2023. Vacancies remain low across the region for these units with a slight decline in the vacancy rate. While rental demand shows some signs of weakness, higher average rents in this segment indicate that demand is still significant.
Source:
VICTORIA
Braden Batch, Senior Specialist
PURPOSE BUILT RENTAL MARKET
2.6%
$1,993 UP BY 3.6%
THE OVERALL VACANCY RATE REACHED ITS HIGHEST LEVEL SINCE 2013 WHILE VACANCIES REMAINED LOW IN THE CITY CENTRE
The overall vacancy rate increased to 2.6% with significant increases in Langford/ View Royal/Colwood (Zone 7) while remaining low in the City of Victoria (Table 1.1.1). In Langford, a 24.8% increase in the purpose-built rental universe pushed vacancy rates up. New units outside of the city centre tend to have longer lease-up times, which likely drove the increase.
Supported by a substantial government sector, the labour market remains resilient with low unemployment unlike nearby major markets like Vancouver, Calgary and Edmonton. This bolstered rental demand in Victoria.
Students drive rental demand in the Saanich and Oak Bay areas near the University of Victoria. Vacancy rates in both zones were well below the CMA average as rental supply has not kept up with demand historically. The number of units under construction in Saanich roughly doubled from 2023 to 2024, signaling more rental supply growth in the next 12 to 24 months.
HIGH DEMAND PUSHED RENT GROWTH, WORSENING AFFORDABILITY
An influx of new rental units contributed to increases in average rents especially in Langford. Rents for 2-bedroom units in Victoria surpassed those of Toronto, making Victoria the second most expensive market in Canada, behind Vancouver.
Same-sample average 2-bedroom rent growth declined to 3.6% in 2024 (Table 1.1.5). A substantial increase in supply and the higher vacancy rates contributed to slower rent growth despite strong demand.
Turnover remained above the CMA average in the Langford and Sidney areas. Renters living in these areas are likely to be renting at a rate closer to market rents and have fewer incentives to stay in place. Meanwhile, turnover rates declined in the City of Victoria, reflecting tighter market conditions.
PURPOSE-BUILT RENTAL GROWTH ACCELERATED ESPECIALLY IN LANGFORD
The purpose-built rental universe expanded by 5.7% in 2024 (Table 1.1.3), above the recent historical pace. Units added in the area stretching from Langford to Sooke accounted for over half of the increase, while units added in the city accounted for less than one third.
BRITISH COLUMBIA MARKETS
HIGHLIGHTS
• Slower population growth will impact housing demand.
• Resale activity will be on the rise, supported by low mortgage rates.
• Prices will climb mostly in 2025 and then stabilize with marginal growth.
• Housing starts will grow in the region, supported by favourable financing policies and more demand for new homes.
• Rental vacancies will increase as new supply comes online and migration changes reduce demand.
British Columbia’s (B.C.) housing markets will face mixed results in 2025. Resale markets are likely to recover after slowing down over several years. Meanwhile, we expect rental markets to continue softening with higher vacancy rates. New home construction will be marginally higher as some demand returns to the presale market.
SLOWER POPULATION GROWTH WILL IMPACT HOUSING DEMAND
We expect economic growth to be slower in B.C. in 2025 before rebounding in 2026 and 2027. Employment is expected to continue weakening with slower job creation until mid-2025 but will improve throughout the remaining forecast horizon. Wage and disposable income growth was relatively significant in recent years but will be flat in 2025. These factors affect a household’s capacity to pay for housing.
Changes to immigration policy will also have a significant effect on housing demand in B.C. International migrants to Canada are likely to settle in the province, especially in major regions like Metro Vancouver. Recent years have seen large inflows of non-permanent residents. Net inflows are expected to slow over the forecast horizon. At the same time, residents in B.C.’s pricier regions will continue to seek more affordable housing in markets like the Prairies, resulting in net interprovincial outflows.
Within B.C., some residents of Vancouver will continue to seek more affordable markets like Chilliwack, Victoria and Kelowna.
PRICES TO CLIMB MOSTLY IN 2025 AND STABILIZE WITH MARGINAL GROWTH BEYOND
Increased sales activity will help absorb some inventory on the market right now in the form of unsold new inventory and active listings. We expect average days on market to also fall slightly after climbing for 2 years. This will result in a hotter market with more upward price pressure. Most of this will be concentrated in 2025 when the effects of lower mortgage rates are likely to manifest.
High wage growth in recent years along with continued low rates will expand borrowing capacity to levels similar to mid-2020. With price growth slowing down recently, higher borrowing capacity will be more effective in driving demand.
The return of price growth in 2025 will also help spur expectations for investors, especially those looking at presales.
HOUSING STARTS TO GROW, SUPPORTED BY FAVOURABLE FINANCING POLICIES AND MORE DEMAND FOR NEW HOMES
We expect housing starts to rebound marginally in both Vancouver and Victoria in 2025 after a weaker 2024. This will mainly be driven by multi-unit starts, especially in the rental market. A historically tight rental market and government support will continue to encourage new rental developments. However, as more supply comes online and rent growth slows, developers may become more cautious. This may limit rental development later in the forecast horizon.
While difficulties in new condominium construction will continue due to pricing and a lack of presales, a stronger resale market will support planned projects. Rising unabsorbed inventory of this type has signalled a lack of demand, putting some projects on hold. Consumer expectations for future pricing have also lowered as price growth was muted for the past 2 years. As mortgage rates stay lower, potential homebuyers may borrow more to support new construction. However, a lack of land transactions in recent quarters may dampen multi-unit construction further into the forecast horizon.
Low mortgage rates will also support a turnaround in singledetached construction in both Vancouver and Victoria as demand returns for this segment. In the longer term, this type of housing will continue to be scarcer as a lack of new land and the pricing of existing land discourage new supply.
RENTAL VACANCIES
WILL INCREASE AS NEW SUPPLY COMES ONLINE AND MIGRATION CHANGES REDUCE DEMAND
Vacancy rates in major centres across B.C. rose in 2024 after remaining relatively low over multiple years. We expect vacancy rates to stay historically high in the next few years. A record number of units are under construction as part of efforts to increase rental supply. Most of these units will likely enter the rental market in the next few years. These units are likely to come onto market at high rents, potentially impacting their absorption rates.
Lower growth in the renter population will be the main driver in rental markets in B.C., especially in urban centres. New international migrants are likely to settle in these regions and occupy rental units. As we expect lower population growth from these sources in the next few years, rental demand will be impacted. Recent immigrants are much more likely to choose rental housing than homeownership.
As more new, higher-priced units come onto market, average rents will continue rising. However, we expect asking rents to be negatively pressured as rental demand declines. This will help affordability and lead to higher turnover as the gap between rents of occupied units and vacant units decreases.
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