Great Investment Condo For Sale in Waterloo near Schools, Shopping & RIM

Looking for info on the Bauer Lofts or the City Centre Condos? Click here for info on other condos for sale in Kitchener Waterloo

KW Commercial is proud to present 10-335 Northlake Drive in Waterloo, Ontario for sale. Update: This property has been sold to a real estate investor.

This well maintained two bedroom condominium is in a terrific Waterloo location near high tech companies like RIM, Descartes, AGFA, Google, Open Text, as well as the two Universities and Conestoga College. It is currently tenanted.

Map of area around Northlake Condo for Sale in Waterloo

Click map to enlarge

Built in the early 1990s, this complex is ideally set near the St Jacobs Farmers Market, beautiful walking trails, and is a short drive to an Expressway onramp which leads to 401 highway access. Pearson Airport is about a one hour drive away, depending on traffic of course.

There is a Light Rapid Transit (LRT) station planned at Northfield & Parkside, a short walk away (at the top of the map below). The proposed LRT plan would allow a tenant to walk to the LRT station & take it all the way to Fairview Park Mall, and eventually Sportsworld Crossing and into Cambridge, Ontario.

Proposed LRT map. Click map to enlarge

The combination of a quiet country setting, proximity to major employers & access to transportation makes this a location tenants will continue to love.

We have a number of clients who own units in this complex, it has done well by Keller Williams clients over the years.

Offered for sale at $ 145,000

For more details, contact Benjamin Bach at 519 570 4447 or via email


9 Reasons to Invest in Kitchener Waterloo Real Estate, REIN Top 10 Report Edition

KW Tops REIN Top 10 List

Kitchener Waterloo is Ontario’s top Real Estate Investment Destination, again.

Well, it’s that time of year again. Kitchener Waterloo is getting some more much deserved attention from Canadian Real Estate Investors all across the country.

KW has been named the top real estate investment destination in Ontario by the Real Estate Investment Network for a couple years in a row (see: Kitchener Waterloo Real Estate ranked #1 again), and this year the trend continues.

REIN released the REIN Top 10 list that named Kitchener Waterloo the #2 investment destination in Canada, and tops in Ontario again.

From CTV News:

The Record reports:
REIN “refers to Waterloo Region as the “economic Alberta of Ontario.”
That means Waterloo Region is seen not only as the economic engine of the new Ontario economy, but also that it “will outperform all other major regions in eastern Canada,” says REIN president Don Campbell
For indicators, he points to job growth, student growth and a new light rapid-transit system.”

Why are real estate investors focused on our city? Let’s take a look at the reasons why people like buying investment property in Kitchener Waterloo

Top 9 Reasons People Are Investing in Kitchener Waterloo Real Estate Now

1. Top Area to Invest – The Real Estate Investment Network named Kitchener Waterloo & Cambridge (“the Technology Triangle”) the #1 city to invest in Ontario and #2 in Canada, behind Calgary.

2. Low Interest Rates. currently we have very low interest rates – although there is a slight upward trend right now – which makes NOW a great time to invest. Rates will be going up in the future. It’s a matter of how soon, and how much. Smart real estate investors are taking advantage of historically affordable cost of borrowing money.

3. Great prices – Investors love Kitchener Waterloo because it has a booming economy, without big city property prices. Our clients invest in condos ranging from $120,000 on up, and there are opportunities to buy multi-family housing with cap rates of 7%, leaving room for healthy cash flow with today’s low interest rates.

You can buy good quality new construction rental units here (like City Centre, 144 Park, Bauer Lofts and others), for much less than you’d pay for an older condo in Toronto. (That’s what our cilents from Toronto happily do, over and over again).

4. Growth – Kitchener Waterloo is growing at a rapid rate. If you haven’t been here in a few years, just drive down King St! There are mulitple mega million dollar developments that are underway or have been completed recently – The Bauer Lofts, The Barrel Yards, City Centre, 144 Park, the Arrow Lofts, Kaufman Lofts, the new McMaster medical school and University of Waterloo Pharmacy school, the new King St streetscape in downtown, the new Uptown Waterloo, the Kitchener Market, Market lofts; and LOTS of development in the university areas as well.

Also, the University of Waterloo has recently announced plans to double it’s footprint over the next 40 years. See Is Waterloo’s Student Housing Market Being Over Built?
5. Stable, Diverse Economy – Kitchener Waterloo is a market supported by strong fundamentals – world class high tech companies, universities and NGOs; a strong manufacturing sector; proximity to Toronto and the United States; an international airport; continued job growth etc.

In the July 2010 figures released by Stats Canada, the jobless rate of the KW area fell, while national unemployment rose.

6. Access to Property Management – all of our clients have access to world class property management for a very reasonable rate. Contact me for more details !

7. Great Business Community – Major companies and organizations call the Technology Triangle home including RIM (makers of the blackberry), Toyota, OpenText, Manulife, Sunlife, the Perimetere Institute, the Centre for International Governance Innovation, and a host of world class local companies.

8. Awesome, Smart People: Kitchener Waterloo is the MOST INTELLIGENT COMMUNITY IN THE WORLD. Take that Toronto

9. Great Resource – You have found a real estate agent and Wealth Building team that is focused on building your wealth!

What are some of the reasons you like investing in Kitchener Waterloo? Let us know in the comments!


Investing in Condos, Kitchener Waterloo

Condo Investing

Interesting in buying a condo? Wondering between new construction projects?

Read these articles, then email or phone me to set up a personal condo consultation

Investing in New Construction Condos in Kitchener Waterloo

Dont Get Burned – 3 things to check out when buying a Condo in Waterloo

Top 9 Reasons You Should Invest in KW Real Estate

The Kaufman Lofts

The Kaufman Lofts in Kitchener Waterloo – an Investor’s Perspective

What is a condo at Kaufman Lofts in Kitchener Worth?

Why do Real Estate Investors like the Kaufman Lofts?

New Construction Condominiums

City Centre Condos (Centre Block) by Andrin Homes

Centre Block to bring $95 million development to Kitchener downtown


Bauer Lofts, Waterloo

What are Bauer Lofts in Waterloo, Ontario selling for?

Bauer in Waterloo filled, Cambridge place still half empty

Dinner out at Bauer Kitchen @ the Bauer Lofts in Waterloo

You can Live in Waterloo’s Bauer Lofts !


144 Park, Waterloo

Waterloo City Staff recommend Proposal for 144 Park Condo be approved

Why do people love the area near 144 Park condos in Waterloo?

Video of 144 Park – Luxury Waterloo Condo Project

Pictures of 144 Park Condo Sales Centre

Construction of 144 Park Condos in Waterloo estimated at $21 million

Why is 144 Park The Hottest New Condo In Waterloo?

144 Park Condos in Waterloo Ontario – New Luxury Lofts in Waterloo


Barrel Yards, Waterloo

News on the Barrel Yards Development in Waterloo, Ontario

Investing in Condos in Kitchener Waterloo

How do you decide which pre-construction condos to invest in?

I was recently talking to a few people in one of the Wonderful Waterloo forums about the new City Centre Condos coming to downtown Kitchener – about 380 units in two towers (one with 17 floors, and a second 14 floor tower).

City Centre Condos in Kitchener, Ontario

The topic of Investing in Condos came up, and one of the members mentioned that they had chosen to put their hard earned investment capital to work at 144 Park, a pre-construction condo being built in Waterloo.

144 Park, Waterloo Ontario

Curious, I asked why they prefered 144 Park over the City Centre Condos.

The real estate investor replied:

“There are many things at this point that makes me feel it [144 Park] is a good deal and not limited to:

  • price per sqft. I paid $340, whereas depending on the unit at CC, they are up to $370 including parking and locker*
  • assured it will be built by 90%+ units being sold
  • timing. Who knows when CC will have occupancy
  • across the street from Vincenzo’s and Bauer Kitchen
  • the area around King & Allen is ripe for more big development
  • in building amenities
  • availability of bigger units
  • proximity to Sunlife for rentability

If you want a bigger town feel, City Center will be surrounded by more, but downtown is still a few years away from that. I mean more within a few steps, not a few blocks.”

With Bauer Lofts next door to 144 Park, it’s already desirable. I really like that Vincenzo’s and Bauer Kitchen are across the street. I think that will appeal to a lot of people who desire condo living.”

I found this perspective very interesting. I have a number of friends who have bought at City Centre in Kitchener, and a few clients who have been interested in 144 Park in Waterloo; none of them have yet bought at 144 Park.

I think they’re both great projects, in premium locations. Clearly 144 Park is more upscale, but that doesn’t mean it will be a better (or worse) investment.

What do you think?

(PS the quote above is from someone on an internet forum. It’s not advice or fact from me, and it shouldn’t be taken as investment advice. Talk to me or another professional for individual advice for your specific situation before making a large financial decision)

photo by spaceamoeba


CTV News looks at why Kitchener Waterloo tops REIN top 10 list

Local News looks at Why REIN named Kitchener Waterloo #1 place to invest in Ontario

by Benjamin Bach

Last night CTV ran a story on the recent Real Estate Investment Network report naming Kitchener Waterloo (or KW) the #1 investment destination for real estate investors in Ontario (see: Top 9 Reasons You Should Invest in Kitchener Waterloo Real Estate).

I spoke with CTV at the Keller Williams office yesterday morning, and they also spoke with a client, Stephen Litt on site at the Arrow Lofts development.  They ran the segment on the 6pm news, and again at 11.

Related posts:

  1. Top 9 Reasons You Should Invest in KW Real Estate KW Tops REIN Top 10 List Kitchener Waterloo is Ontario’s…
  2. Kitchener-Waterloo Employment Growth outpaces rest of Canada in July KW Employment Growth up 7.8% Some encouraging news for real…
  3. Two Waterloo Region Apartment Buildings Sell For $45+ million (…and we have many clients looking to buy big apartment buildings…
  4. Why we invest in Kitchener Waterloo Real Estate Yesterday I had the chance to sit down with two…
  5. Why I like Investing in Real Estate I was speaking to a good friend of mine recently,…
  6. Report: Waterloo Vacancy Rate Falls to 1% Canada Mortgage and Housing Corporation (CMHC) just released their Rental…
  7. From Greece with Love How the Greek Debt Crisis directly affects Kitchener Waterloo Real…

Job Growth in Kitchener Waterloo up, outpacing Canada’s rate

Good news for real estate investors who are growing their wealth through buying property in Kitchener Waterloo, Ontario, canada

Kitchener Waterloo Employment Growth up 7.8%

Some encouraging news for real estate investors looking to buy investment property in an area with a strong job market.  Kitchener Waterloo is growing while many economies across Canada slow down.

Remember Ben’s Rule of Rental Real Estate: Buy rental property in strong job markets, near major employers

From Daily Commercial News:

Strong fundamentals driving Kitchener-Waterloo into 2011

Kitchener, Ont.’s economy is heading into the second half of 2010 in high gear, based on the employment report for July and the building permits statistics for June.

In July, employment growth in the Kitchener-Waterloo metro area (+7.8% year over year) was the fastest among the 27 census metro areas in the country, and more than three times the national average (2.3%).

Year-over-year job gains in July were particularly strong in business services (+42.1% year over year); finance insurance and real estate (+31.0%); professional and technical services (+16.7%); wholesale and retail trade (+16.2%); manufacturing (+15%); and accommodation and food services (+8.3%).

This strong pattern of job creation was accompanied by exceptionally healthy year-to-date gains in residential building approvals (+68%), as well as in all three categories of non-residential building, led by institutional (+134%), industrial (+121.9%) and commercial (+109.8%).

Specific projects that contributed to this increase in building plans include: the Barrel Yards, a 25-storey residential, commercial and hotel project in Waterloo, Ont.; an office/tech building in Waterloo; and a new provincial courthouse designed to put the three courthouses in Waterloo Region under one roof.”

So that’s what the job market in Kitchener Waterloo is doing – what about the rest of Ontario and Canada? A recent headline from The Record reads Canada’s jobless rate edges up; Waterloo Region’s dips to 7 per cent.

I guess that’s why Kitchener Waterloo is the #1 city to invest in Ontario, according to the REIN Top 10 Towns list (see:

Top 9 Reasons You Should Invest in KW Real Estate)

Related posts:

  1. Top 9 Reasons You Should Invest in KW Real Estate KW Tops REIN Top 10 List Kitchener Waterloo is Ontario’s…
  2. Local News looks at Why REIN named Kitchener Waterloo #1 place to invest in Ontario Last night CTV ran a story on the recent Real…
  3. Kitchener Waterloo Real Estate ranked #1 again A client sent me a link this morning to the…
  4. Waterloo Chronicle reports 27.4% Increase in Home Sales Great little article from this morning’s Waterloo Chronicle, if you…
  5. Two Waterloo Region Apartment Buildings Sell For $45+ million (…and we have many clients looking to buy big apartment buildings…
  6. Report: Waterloo Vacancy Rate Falls to 1% Canada Mortgage and Housing Corporation (CMHC) just released their Rental…
  7. Tight Real Estate Market in Kitchener Waterloo Property listings are down 33% at the end of January,…

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Understanding the Residential Tenancies Act in Ontario

Residential Tenancies Act: A guide for Real Estate Investors

Are you looking to understand Ontario’s RTA ?  We’ve posted some information about it over at our other blog,

A Guide to the Residential Tenancies Act – from the Landlord and Tenant BoardPDF Printer Friendly Version stel02 111546 Residential Tenancies Act: A guide for Real Estate Investors

This guide is a summary of Ontario’s new Residential Tenancies Act (the Act). This new law came into effect on January 31, 2007. The Act sets out the rights and responsibilities of landlords and tenants who rent residential properties.

This guide is not a complete summary of the law and it is not intended to provide legal advice.  If you require more detailed information about the law, please see For more information at the end of this guide.

Information in this guide

  • About Rent
  • About Maintenance and Repairs
  • About Entering the Rental Unit
  • About Ending a Tenancy
  • For More Information

Who is covered by this Act?

Landlords and tenants of most rental units are covered by most of the rules in the Act. A rental unit can be an apartment, a house, or a room in a rooming or boarding house. The Act also applies to care homes, retirement homes, and sites in a mobile home park or land lease community.

Many of the rules about rent do not apply to:

  • new rental buildings,
  • non-profit and public housing,
  • university and college residences.

But these units are still covered by most of the other rules in the Act about such things as maintenance and the reasons for eviction.

The Act does not apply if the tenant must share a kitchen or bathroom with the landlord.

About the Board

The Landlord and Tenant Board (the Board) resolves disputes between tenants and landlords. It is similar to a court.

Either a landlord or a tenant can apply to the Board. Their disputes can be worked out through mediation or adjudication.

In mediation, a Board Mediator helps a landlord and tenant reach an agreement they are both satisfied with.

In adjudication, a hearing is usually held. A Board Member makes a decision based on the evidence the landlord and tenant present, and then issues an order. An order is the final, written version of the Board Member’s decision.

The Board also provides landlords and tenants with information about the rights and responsibilities they have under the Act.

To contact the Board, see the section For More Information at the end of this brochure.

About tenancy agreements

The landlord and tenant can sign a written agreement when a new tenancy is entered into, or they can have an oral agreement. A tenancy agreement is often called a lease. The landlord must give the tenant a copy of any written lease.

The lease should not contain any terms that are inconsistent with the Act. If the lease does contain a term that is inconsistent with the Act, that term will not be enforced by the Board.

The landlord must also give the tenant the landlord’s legal name and address so that the tenant can give the landlord any necessary notices or documents.

Whether there is a written or oral lease, landlords must provide new tenants with information about the rights and responsibilities of landlords and tenants and about the role of the Landlord and Tenant Board. The landlord must give this information to the tenant on or before the start of the tenancy, in a form approved by the Board. The Board has a two-page brochure that landlords should use for this purpose.

About Rent

Rent for a new tenant

When a new tenancy is entered into, the landlord and tenant decide how much the rent will be for a rental unit and which services will be included in the rent (for example, parking, cable, heat, electricity).

In most cases, the rent cannot be increased until at least 12 months after the tenant moved in.

Rent deposits

A landlord can collect a rent deposit from a new tenant on or before the start of a new tenancy. Where the tenant pays rent by the month, the deposit cannot be more than one month’s rent; where the tenant pays rent by the week, the deposit cannot be more than one week’s rent.

The rent deposit can only be used as the rent payment for the last month or week before the tenant moves out. It cannot be used for anything else, such as repairing damage to the rental unit.

If the landlord gives the tenant a notice to increase the rent, the landlord can also ask the tenant to increase the rent deposit by the same amount.

A landlord must pay the tenant interest on the rent deposit every year. Under the Act, the interest rate is the same as the rent increase guideline (see the section Rent Increase Guideline).

Exception: For the first interest payment that the landlord has to give the tenant after January 31, 2007 (this is the date the Residential Tenancies Act became the law), a 6% interest rate applies for the months up to January 31, 2007.

Post-dated cheques and automatic payments

When a landlord and a new tenant agree to enter into a rental agreement, they usually discuss how the rent will be paid.

Although the landlord and tenant can agree that the rent will be paid by post-dated cheques or automatic payments (such as debits from a tenant’s account or by credit card), a landlord cannot require the tenant to pay by either of those methods.

Once the landlord and tenant have agreed on a method of payment, it cannot be changed unless both the landlord and tenant agree.

Rent receipts

A landlord must give the tenant a receipt for any rent payment, rent deposit or other charge, if the tenant asks for one.

A landlord must also give a former tenant a receipt if that person asks for one within 12 months after the end of their tenancy.

The landlord cannot charge a fee for giving a receipt.

Increasing a tenant’s rent

In most cases, the rent can be increased if at least 12 months have passed since the tenant first moved in or since the tenant’s last rent increase.

A landlord must give at least 90 days notice in writing of any rent increase. The proper forms for this notice (Form N1, N2 or N3) are available from the Board. See the section For More Information at the end of this guide to find out how you can contact the Board.

The most a landlord can increase the rent by, without asking the Board for approval, is the rent increase guideline (see the next section).

The rent increase guideline

The rent increase guideline is set each year by the Ontario Government. It is based on the Consumer Price Index.

Each year, the Government announces the guideline by August 31st for rent increases that will take effect on or after January 1st of the following year.

A guideline rent increase does not need to be approved by the Board. However, a landlord must get approval from the Board before they can charge an increase above the guideline.

Rent increase above the guideline

A landlord can apply to the Board for an increase above the guideline if:

  • the landlord’s costs for municipal taxes and charges, and/or utilities (such as fuel, electricity or water) have increased significantly, or
  • the landlord has done major repairs or renovations (these are called capital expenditures), or
  • the landlord has operating costs for security services performed by persons who are not employees of the landlord.

Rent increases for capital expenditures or security services cannot be more than 3% above the guideline each year. If the landlord justifies an increase that is more than 3% above the guideline, the increase can be taken over three years, at a rate of up to 3% above the guideline per year. For increases in the cost of municipal taxes and charges, and/or utilities, there is no limit on the amount of rent increase that can be approved.

Some special rules apply to rent increases due to capital expenditures. For example, the landlord must make a copy of the supporting documents related to the application available to the tenants who are affected by the rent increase. Also, before passing the costs on to the tenants, the Board will determine whether the work was really necessary. As well, if the Board determines that there are serious maintenance problems in the rental unit or building, the Board may:

  • dismiss the landlord’s application, or
  • require the landlord to prove to the Board that the problems have been fixed before they can charge the approved increase.

The landlord and tenant can agree to a rent increase above the guideline if they agree that the landlord will do major repairs or renovations, buy new equipment for the rental unit, or add a new service for the tenant.

This agreement must be in writing. The proper form for this agreement (Form N10) is available from the Board. The highest increase that can be agreed to is 3% above the guideline.

Where the landlord and tenant make this kind of agreement, the landlord does not have to apply to the Board for approval of the increase.

A tenant has five days after signing this agreement to change their mind and tell their landlord, in writing, that they no longer agree to the rent increase.

When the rent should be reduced

A landlord is required to reduce the rent where:

  • the utility costs go down after the landlord has increased the tenant’s rent by more than the guideline based on an order from the Board that approved the increase based on utility costs,
  • a capital expenditure is fully paid for; this only applies to tenants who are still living in the same rental unit they were living in when the Board approved the rent increase based on the capital expenditure, or
  • the municipal property tax is reduced by more than the prescribed percentage, resulting in an automatic rent reduction.

A tenant can apply to the Board to have their rent reduced if:

  • the municipal taxes or charges on the rental property go down,
  • the landlord reduced or removed a service they had provided to the tenant without reducing the rent, or
  • the landlord did not keep a promise they made in an agreement to a rent increase above the guideline.

About Maintenance and Repairs

A landlord’s responsibilities

A landlord has to keep the rental property in a good state of repair. A landlord must obey all health, safety, housing and maintenance standards, as set out in any provincial laws or municipal bylaws.

This is true even if the tenant was aware of the problems when they agreed to rent the unit.

A tenant can apply to the Board if the landlord is not meeting their maintenance obligations. If the Board agrees that the landlord is not meeting their maintenance obligations, there are a number of remedies the Board can order. For example, the Board can order that the tenant does not have to pay some or all of the rent until the landlord does the repairs or that the landlord cannot increase the rent for the rental unit until any serious maintenance problems are fixed.

A tenant’s responsibilities

A tenant must keep their rental unit clean, up to the standard that most people would consider ordinary or normal cleanliness.

A tenant must repair or pay for the repair of any damage to the rental property caused by the tenant, the tenant’s guest or another person who lives in the rental unit. This includes damage in the tenant’s unit, as well as any common area such as a hallway, elevator, stairway, driveway or parking area.

It does not matter whether the damage was done on purpose or by not being careful enough – the tenant is responsible.  However, the tenant is not responsible to repair damage caused by normal “wear and tear”.  For example, if the carpet has become worn after years of normal use, the tenant would not have to replace the carpet.

A landlord can apply to the Board if the tenant has not repaired any damage. If the Board agrees that the tenant should be held responsible for the damage, the Board can order the tenant to pay the cost of repairing the damage or even evict the tenant.

A tenant should not withhold any part of the rent, even if the tenant feels that maintenance is poor or a necessary repair has not been done.  A tenant could be evicted, if they withhold rent without getting approval from the Board.

Vital services

A landlord cannot shut off or interfere with the supply of any of the following vital services to a tenant’s rental unit:

  • heat (from September 1st to June 15th)
  • electricity
  • fuel (such as natural gas or oil)
  • hot or cold water

More information about maintenance and repairs

For more information about maintenance read the Board’s brochure called Maintenance and Repairs.

About Entering the Rental Unit

Entry without written notice

A landlord can enter a tenant’s rental unit without written notice if:

  • there is an emergency such as a fire,
  • the tenant agrees to let the landlord in,
  • a care home tenant has agreed in writing that the landlord can come in to check on their condition at regular intervals.

A landlord can enter a rental unit without written notice, between 8 a.m. and 8 p.m. if:

  • the rental agreement requires the landlord to clean the unit – unless the agreement allows different hours for cleaning,
  • the landlord or tenant has given a notice of termination, or they have an agreement to end the tenancy, and the landlord wants to show the unit to a potential new tenant (in this case, although notice is not required, the landlord must try to tell the tenant before entering for this reason).

Entry with 24 hours written notice

A landlord can enter the rental unit between 8 a.m. and 8 p.m., and only if they have given the tenant 24 hours written notice:

  • to make repairs or do work in the unit,
  • to carry out an inspection, where reasonable, in order to determine whether repairs are needed,
  • to allow a potential mortgagee or insurer of the complex to view the unit,
  • to allow a potential purchaser to view the rental unit (note: the Act also allows a registered real estate agent or broker to enter for this purpose if they have written authorization from the landlord),
  • to allow an engineer, architect or other similar professional to make an inspection for a proposed conversion under the Condominium Act; or
  • for any reasonable purpose allowed by the rental agreement.

The notice must include the reason why the landlord wants to enter the rental unit and must state what time, between 8 a.m. and 8 p.m., the landlord will enter the unit. If the landlord gives the tenant the correct notice, the landlord can enter even if the tenant is not at home.

About Ending a Tenancy

Renewing a lease

The end of a lease does not mean a tenant has to move out.  A new lease can be made or the landlord and tenant can agree to renew the lease for another fixed term period.

If a new agreement is not reached, the tenant still has the right to stay:

  • as a monthly tenant, if they paid their rent by the month in the expired lease, or
  • as a weekly tenant, if they paid their rent by the week in the expired lease.

Where the tenant stays on as a monthly or weekly tenant, all the rules of the former lease will still apply to the landlord and tenant. But the landlord can increase the rent each year by the amount allowed under the Act.

If a tenant wants to leave

A tenant must give their landlord written notice if they plan to move out. The proper form for this notice (Form N9) is available from the Board. The amount of notice that is required is based on the rental period, as follows:

If the tenant: then the tenant must give: and the termination date must be:
pays rent on a daily or weekly basis, at least 28 days notice, the end of a weekly rental period.  (This only applies to weekly tenancies.)
pays rent on a monthly basis, at least 60 days notice, the end of a monthly rental period.
has a lease for a fixed term, at least 60 days notice, no earlier than the last day of the lease.

A tenant and landlord can agree to end a tenancy early. The parties can make an oral agreement to end the tenancy, but it is best to have a written agreement.  A notice of termination does not have to be given by either the landlord or the tenant if there is an agreement to end the tenancy.

A tenant in a care home can end a tenancy early, by giving at least 30 days notice in writing to the landlord.

Assigning a tenancy and subletting

A tenant may be able to transfer their right to occupy the rental unit to someone else. This is called an assignment. In an assignment, a new person takes the place of the tenant, but all the terms of the rental agreement stay the same.

A sublet occurs when a tenant moves out of the rental unit, lets another person live there for a period of time, but returns to live in the unit before the tenancy ends. In a sublet, the terms of the rental agreement and the landlord-tenant relationship do not change.

A tenant must have the landlord’s approval for an assignment or a sublet, but, in either case, the landlord must have a good reason for refusing.

Rules about special tenancies

Some tenants do not have the right to assign their tenancy or sublet; for example, a tenant who is a superintendent, or a tenant who lives in subsidized, public or non-profit housing, or in housing provided by an educational institution where the tenant works or is a student.

For more information about assigning, read the Board’s brochure called How a Tenant can End a Tenancy.

Ending a tenancy by the landlord

A landlord can end a tenancy only for the reasons allowed by the Act.

The first step is for the landlord to give the tenant notice in writing that they want the tenant to move out. The proper forms a landlord must use for giving a notice to end the tenancy are available from the Board.

If the tenant does not move out after receiving the notice, the landlord can ask the Board to end the tenancy by filing an application. The Board will decide if the tenancy should end after holding a hearing. Both the landlord and the tenant can come to the hearing and explain their side to a Member of the Board.

Reasons for eviction based on the tenant’s conduct

The Act allows a landlord to give a tenant notice if the tenant, the tenant’s guest or someone else who lives in the rental unit either does something they should not do, or does not do something they should.

For example:

  • not paying the rent in full,
  • persistently paying the rent late,
  • causing damage to the rental property,
  • illegal activity,
  • affecting the safety of others,
  • disturbing the enjoyment of other tenants or the landlord,
  • allowing too many people to live in the rental unit (“overcrowding”),
  • not reporting income in subsidized housing.

In some cases, a landlord can give a tenant notice based on the presence or conduct of a pet the tenant is keeping, such as where a pet causes damage to the rental property.

Other reasons for eviction

There are some other reasons for eviction that are not related to what the tenant has done or not done. For example:

  • the landlord wants the rental unit for their own use or for the use of an immediate family member or a caregiver,
  • the landlord has agreed to sell the property and the purchaser wants all or part of the property for their own use or for the use of an immediate family member or a caregiver,
  • the landlord plans major repairs or renovations that require a building permit and vacant possession,
  • the landlord plans to demolish the rental property,
  • in a care home that is occupied for the sole reason of receiving therapy or rehabilitation, the tenant’s rehabilitation or therapy program has ended,
  • a tenant of a care home needs more care than the care home can provide, or no longer needs the level of care provided by the landlord.
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