Is it the Property Managers job to rent the unit fast?
Is it the Property Managers job to rent the unit fast?
Many landlords ask how long it will take to rent my property. We always reply that it depends on the market and we are unable to guarantee when we will find a tenant for the property. We see other management companies using advertising terms like maximising your profits or revenue. Does this mean they place the first person who applies to ensure that your unit is not vacant? Or does it mean they find the best person to live in your unit? These are often not the same person.
In BC licensed property managers are not allowed to make promises or guarantees about their services. The two questions we are always asked are when can my unit be rented and for how much?. We are unable to guarantee either of these questions. The market will only pay what the market will pay for the service provided. We also can’t force a potential tenant to rent a property, they have to want to live there.
I have read and heard people saying our manager rented it really quickly. Does this mean they rented to a good candidate, for a good price or just rented it to the first person who applied? We could rent any property tomorrow, it is unlikely that the applicants will pay rent on time, that they will take care of the property or would be for a rent the client would like to rent for.
We recently turned down an applicant. Our reference checks were turning up good responses to the inquiries we made. Then we completed credit checks on the three applicants. One of the applicants had an outstanding debt owing on their credit from two years ago and another had just filed for bankruptcy. Our advice to our client was to avoid them. The difference in rent from where they were to our place was close to a $1000 increase. Their credit showed that in the recent past they were having issues paying bills, which means there is a high probability this will be an issue at our clients location.
We like to follow our lawyers’ advice which is: “The best way to remove bad tenants from your property is to not let them in”. If we had approved this applicant there appeared to be a high probability of missed rent payments and other issues at the property. In this case we could have provided a tenant for our clients, renting it “fast” or we can protect our clients from a negative experience. Once a tenant is in your rental property it is not an easy process to remove them even with legal justifications. We have seen landlords make poor decisions that cost them 20K or more to remove a tenant. A few vacant months to avoid 20K in unpaid rent or damage to your property along with the headache of removing the tenant is worth it.
We believe our role as the property manager is to provide our clients with a positive experience for their rental property. Putting in tenants that are questionable and may not pay the rent will not be a positive experience for the landlord and or the property manager.
Need help managing your investment properties. Cartref Properties can assist you, call today to discuss your needs. You can find more information about us at: www.cartrefproperties.com
Who should be a Landlord
Who should be a Landlord
Recently I attended a meeting of various landlords discussing the needs of being a landlord.
Two perspectives were repeated by many of the people.
The first is the law says you are able to do this and they would respond, I don’t feel comfortable doing that. This is the first problem we experience with landlords who often have had bad experiences. They are not prepared to make the hard decisions and follow the law to manage their tenants.
An owner indicated they had an elderly tenant living in their basement who needed assistance to live there. Multiple people provided her some information about solutions including raising the rent which would provide a legal opportunity for eviction but she said I just can’t do that because he doesn’t have the money. People suggested contacting health care providers to engage them to help him move to another location. They provide hospice type care to this individual who is just a tenant in their rental property. Well beyond the responsitibilty of the landlord’s duties.
The second issue, I was deperate so I rented to them. Patience is a supper power in rental management. Many stories we hear of people talking about a negative tenancy experience start at the beginning. When the unit is vacant landlords are feeling the pain of no rent coming in for the property. This creates anxiety for many landlords expecially the small mom and pop landlords. This is when mistakes are made and tenants are good at sniffing out desperate landlords. In all aspects of life when we are desperate we often make poor decisions.
The most important trait you need to be a landlord is patience. When your unit is vacant, take the time to continue to do the due diligence to make sure the people you are renting to are “good people”. When the vacancy rate is high and landlords are deperate the bad tenants seek these landlords out and take advantage of them. When you have a tenant that is not following the law and you are not prepared to enforce the laws then you will end up with a negative situation. Take the time to follow the law, sometimes it takes longer to get the result you want but it always provides a positive experience.
In many aspects of life rushing the process often leads to a negative experience, being a landlord is not different
Need help managing your investment properties. Cartref Properties can assist you, call today to discuss your needs. You can find more information about us at: www.cartrefproperties.com
Why are people moving?
Why are people moving?
As a rental manager we are privy to some housing trends in the market before they become popularly known. Here are a few of the narratives we have heard since covid started.
When covid hit everyone was told to stay at home for work purposes. Surprisingly this created the first narrative we heard as a result of covid.
Immediately following the work at home announcement people started showing up looking to rent giving us the narrative that they need more space and were willing to move further away from the office for the place that gave them more space. It took a few months for the media to identify this trend. This started in the summer of 2020 and carried on through to the fall of 2020 until the second narrative began.
What happened next was in the fall of 2020 house sales took off creating a “must move" narrative due to the place I am living in has just been sold. In the fall of 2020 we started hearing from prospective tenants that they have to move due to the sale of the condo they are living in. This became a very significant narrative with almost all of the tenants we rented to from Nov 2020 through 2021 in this situation. We were still hearing the first narrative as well but by early 2021 the need to move had replaced the need for more space. This was also the start of the significant increase in rental prices as tenants were panicking to find any places to rent due to the supply being reduced witht he number of properties sold. When sales increase and remove rental products from the market, rental rates can only go in one direction and that is up due to a restriction of the supply.
By the end of 2021 and in early 2022 we started hearing the third and narrative. For most of 2021 nine out of ten prospects coming to view a property were saying the place they lived in was sold. In the fall of 2021 we started to hear people saying we are just looking to upgrade where we live. They may have moved into a two bedroom place in 2020 or earlier but now rates were starting to level off and were not renting as soon as they were advertised. For the majority of 2022 our new tenants were people moving for preference of location or quality of rental product not a need to move.
In early 2023 we started to hear the fourth narrative, office time. During covid many people relocated away from the office due to work from home options. Now business was starting to ask or demand for one or more days in the office. At first the commute was okay, then as the days were added it started to get more difficult and tenants started looking for places closer to their offices.
In 2024 we started to hear the next narrative, a modification of the office call back. Now that people are going to the office, tenants started looking for an improvement on their current living situation. This could be closer to work, closer to transit, closer to school, larger space or a better area. This narrative combines all the narratives and is the traditional reason people seek places to rent. This narrative is what we are still experiencing today. We have come full circle back to the main reasons people look for housing, what meets their needs.
Tenants are being more selective with their choices before making a decision.
Need help managing your investment properties. Cartref Properties can assist you, call today to discuss your needs. You can find more information about us at: www.cartrefproperties.com
Vacancy Rates
What is a Vacancy Rate? A vacancy rate is an indicator of the vacant properties in a specified area. It is a calculation of the total properties available verus the number of units available for rent. If there are 100 units for rent and one unit is vacant there is a one Percent vacancy rate. This is the standard way to indicate what the vacancy rate is in an area.
Another way to view the rate is how long it takes to fill the vacant property. There is a correlation to the number of months units are vacant to the standard vacancy rate calculation. Let’s explain how this works in Vancouver.
Vancouver has traditionally had a vacancy rate around 1%. What this means is for every 100 units for rent one of them is vacant. What many landlords miss in this calculation is that this is a monthly rate, meaning every month one unit will be vacant. Many landlords indicate they understand this but, when their unit is occupied they pay no attention to it. They don’t expect their unit to be the one that is vacant until it has happend. We prefer to explain the vacancy rate differently. We explain it based on how many months it will take to find a new tenant.
If the rate is one percent, then the correlation is it will take one month to replace the current tenant. In BC and especially in Vancouver when the rate is one percent landlords don’t experience a period of vacancy. The reason for this is in BC the tenancy laws require tenants to provide one month notice to vacate a property. With a one percent vacancy rate there is a high probability that the landlord is able to find a new tenant to move into the rental the following month after the tenant vacates the unit. If the rate exceeds one and is two percent then the landlord is more likely to have a month where there is one month with the unit vacant. That equals the one month of notice provided and one vacant month to equal a two percent vacancy rate.
With this correlation it is easier to see the current trends of what the current vacancy rate is. If you are trying to rent your property and it is vacant for three months after the tenant moves out, it is safe to assume the vacancy rate is four percent. We use this correlation because the CMHC vacancy rate numbers are often lagging behind the real time market conditions.
The most recent CMHC findings reported a 3.7 vacancy rate in December of 2025. We were already finding a rate above three months vacant in the summer of 2025. Later into the fall the vacancy month increased to 4-6 months and we expect the vacancy report will report a rate close to or higher than 5 percent in the next report. At the rate we are going now in the fall we anticipate the rate to exceed 6 percent. It will then begin to level off and retract as the amount of new products entering the market is slowing down which will reduce the number of units available in the market place. We are not anticipating a reduction in the rate until sometime in 2027 though thai may start in the fall of 2026.
Need help managing your investment properties. Cartref Properties can assist you, call today to discuss your needs. You can find more information about us at: www.cartrefproperties.com
When can I issue the next rent increase?
When can I issue the next rent increase?
The Residential Tenancy Act requires that a rent increase can only occur once every twelve months. What that means is if the tenancy starts on January 1, 2026. The earliest a rent increase can take effect is January 1, 2027.
What it doesn’t say is how long you must wait once it has passed the twelve month period. A tenant must be provided three months notice before a rent increase takes effect. If you want the rent increase to be effective January 1, 2027 a notice must be sent to the tenant before October 1, 2026. Two important issues with the notice are it requires three months’ notice which means the tenant needs to not just be sent the notice before October 1st, but they must be deemed received by this date.
A rent increase is not required to be sent in a special format and can be posted in regular mail. A letter sent by regular mail to a tenant is deemed to be received five days after it has been mailed. This means that a notice for January 1, 2027 must be in the mail no later than October 26, 2026.
The second concern landlords have is I missed the time to send the notice and now need to wait until the following year. Once the twelve month period has passed an increase can be at any time with the proper notice. If on October 1st of 2026 you realize you forgot to send the notice for January 1, 2027 then you can change the date to February 1, 2027 for the effective date of the increase. This will then start a new twelve month period which means the next increase after that can not ocurr until February of 2028.
Sometimes it is a good idea to move the date of the increase to a different time of the year. Tenants will often make a decision to move upon receiving a rent increase notice. Having the date at a time that is more favourable when people are looking to move could result in less turnover or vacancy time from your property.
Need help managing your investment properties. Cartref Properties can assist you, call today to discuss your needs. You can find more information about us at: www.cartrefproperties.com