📉 1) Averages Don’t Mean What Renters Feel

• Some national data reports modest rent declines or cooling trends in 2025–early 2026. For example, vacancy rates have risen and average asking rents have eased in many cities.

• However, average figures can be misleading: low-priced units are snapped up quickly, while higher-priced ones linger longer on the market. Averages can look slightly lower even when the apartments people actually want remain pricey.

• Also, average rents are still well above pre-pandemic levels despite recent drops, so many renters aren’t feeling any real relief.

🏙️ 2) Supply Isn’t Helping Everyone

• New rental construction has increased—and that does put downward pressure, especially in cities like Toronto and Vancouver for some unit types.

• But most new units are still comparatively expensive, meaning the supply that’s being built doesn’t help lower-income renters who need cheaper units.

• And once developers face high land, financing and construction costs, they’re less likely to build truly affordable housing.

👥 3) Demand Still Strong (Even if Slowing)

• Canada’s population is still growing through immigration, and many newcomers rent before buying—keeping demand relatively strong.

• Slows in immigration or temporary residents leaving have helped soften some markets, but they haven’t erased overall demand pressures.

• Plus, some groups (e.g., students) still concentrate in big cities, pushing rents up in desirable areas even if overall growth slows.

📌 4) “Sticky” High Prices

• Rents don’t fall quickly once they get high. Landlords still face high costs (mortgages, taxes, insurance, maintenance), so they’re reluctant to cut rents sharply even as conditions change.

• In markets with rent control, landlords may keep existing tenants on controlled rents but charge much higher rents when units turn over, pushing up the average rent paid.

🏡 5) Regional Differences and Local Tight Spots

• National trends can obscure local conditions. Some smaller or secondary cities still see rent increases even as big cities cool.

• For example, rent growth in places like Nova Scotia or parts of Ontario bucked the broader softening trend.

📊 In Summary — Why Rent Isn’t Crashing

Even though rents are cooling or falling modestly in some places, they’re not collapsing because:*

1. High prices are sticky — rents don’t rapidly reset downward.

2. Supply increases aren’t delivering enough affordable units.

3. Demand remains strong overall, especially among renters who can’t afford to move far.

4. Average rent numbers can mask what people actually pay.

5. Local market differences mean some areas still have upward pressure.

If you’d like, I can break this down further by city (e.g., Toronto vs Vancouver vs Calgary) or help explain how rent control rules affect these trends.

Ah, the classic chicken-and-egg move 🏠🐣. In Canada, buy first vs sell first really depends on risk tolerance, local market conditions, and your finances. I’ll break it down cleanly, then give you a simple way to decide.

Option 1: Buy First, Then Sell

Best when the market is tight and you don’t want to miss out.

Pros

• You secure your next home without pressure

• No temporary renting or couch-surfing

• Strong move in seller’s markets (Toronto/Vancouver-style competition)

Cons

• You might carry two mortgages temporarily

• Requires bridge financing or strong savings

• Risky if your current home takes longer to sell than expected

This usually works if:

• Your home will sell quickly at a predictable price

• You qualify for bridge loans (very common in Canada)

• You’re comfortable with short-term financial overlap

Option 2: Sell First, Then Buy

Safer financially, but comes with logistics stress.

Pros

• You know exactly how much you can spend

• No double mortgage risk

• Stronger buyer position (firm offers, faster closes)

Cons

• You might feel rushed to buy

• Possible temporary housing or storage costs

• In hot markets, prices could rise while you’re shopping

This usually works if:

• You’re in a balanced or buyer’s market

• You don’t mind renting short-term

• Your current home is harder to price or sell

The Canadian Wild Card: Bridge Financing

Most Canadian homeowners who buy first rely on this.

Bridge loan basics:

• Covers the gap between buying your new home and selling your old one

• Typically short term (days to a few months)

• Interest-only, higher rate, but very common and predictable

Banks usually want:

• A firm sale agreement on your existing home

• Clear closing dates that overlap

Quick Decision Guide

Answer these honestly:

1. Would carrying two homes for 2–3 months keep you up at night?

   • Yes → Sell first

   • No → Buy first

2. Is your local market competitive with low inventory?

   • Yes → Buy first

   • No → Sell first

3. Is your current home easy to price and sell?

   • Yes → Buy first

   • No → Sell first

What Many Canadians Do (Hybrid Move)

• Buy with a long closing

• Sell with a shorter closing

• Use bridge financing only if needed

This reduces risk and avoids renting.

If you want, tell me:

• Province/city

• Condo or detached

• Rough price range

• Your risk tolerance (chill 😌 vs stress 😬)

I can give you a much more precise call for your situation. ELIAS JIRYIS.BROKER

Hiring a property manager in Canada can be a smart move if you own one or more rental properties but don’t want to handle day-to-day landlord tasks — especially if you live far from the property, have a busy schedule, or lack experience with tenants and maintenance. Here’s a comprehensive guide on what property managers do, costs you can expect, how to choose one, and key questions to ask before hiring.

🧾 What a Property Manager Does

A property manager handles the operational side of owning a rental property on your behalf. Their duties typically include:
✔ Tenant placement & screening – marketing vacant units, vetting applicants, credit checks, employment and rental history verification.
✔ Rent collection & lease administration – collecting rent, enforcing lease terms, preparing agreements and renewals.
✔ Maintenance coordination – scheduling repairs, routine inspections, emergency responses, and sometimes handling contractors.
✔ Financial reporting – providing owners with income statements, expense reports, and updates.
✔ Legal and regulatory compliance – ensuring leases and practices align with local landlord-tenant laws.

In short, they manage everything from tenant relations to property upkeep, freeing you from much of the stress and workload associated with being a landlord.

💰 Typical Costs in Canada

Fees vary depending on company size, location (big city vs smaller market) and level of service:

🔹 Monthly management fee
Usually a percentage of collected rent — commonly about 6%–12% of monthly rent.

🔹 Leasing or tenant placement fee
One-time charge when a new tenant is placed — often half to a full month’s rent.

🔹 Setup fee
Some companies charge a one-time onboarding fee (e.g., $200-$500).

🔹 Maintenance and repair charges
There may be mark-ups or coordination fees on top of actual repair costs.

🔹 Other potential charges
Eviction handling fees, vacancy fees, early contract termination fees, etc.

💡 Always request a clear, written fee breakdown so there are no surprises.

🕵️‍♂️ How to Choose the Right Property Manager

When evaluating candidates, consider the following:

1. Local experience & expertise

Make sure they have knowledge of your specific market and property type (single-family home, condo, multi-unit, etc.).

2. Proven track record

Ask how many units they manage and request references.

3. Communication style

Ask how often and in what format they’ll update you (e.g., online portal, email, phone).

4. Responsiveness & service level

Find out how they handle tenant requests, emergencies, and after-hours issues.

5. Contract terms

Understand minimum contract length, termination conditions, and penalties.

❓ Key Questions to Ask Before Hiring

Here are essential questions to ask during your interviews with property managers (adapted from industry recommendations):

About the company & experience

• How long have you been managing properties?

• Do you specialize in residential, commercial, or both?

• Can you provide references?

About services & fees

• What services are included in your fees?

• Do you charge extra for tenant placement, inspections, or maintenance?

• Are there fees if the property is vacant?

About operations

• What is your tenant screening process?

• How do you handle late rent or eviction situations?

• How do you handle maintenance requests — in-house or outsourced?

About reporting & communication

• How often will you send financial and operational reports?

• Who will be my main contact?

👍 Pros & Cons

👍 Pros

• Saves you time and reduces stress.

• Professional handling of leases, repairs, and tenant issues.

• Can improve tenant retention with better service.

👎 Cons

• Cost can be significant — especially for smaller properties. Some charge 10%+ of rent.

• Not all companies screen tenants well or communicate effectively — due diligence is essential.

🧠 Final Tips

✔ Interview multiple companies before choosing one.
✔ Read contracts carefully — know what’s included and excluded.
✔ Check reviews and references — past experiences of other landlords are valuable.
✔ Clarify communication expectations — you want updates, not silence.

ELIAS JIRYIS.BROKER can help you see the bigger picture, from your property’s current value to its long-term potential as part of your financial plan. If you are thinking about your next move as an investor or homeowner, sit down with a professional to get clear, grounded advice.