The Rise of the Reluctant Landlord
Enforcing smoke-free policy: Practical Tips
HDAA Newsletter
FALL/Winter 2025 Issue
& MORE
STREAMLINE YOUR PROPERTY MANAGEMENT
How the Right Service Provider Makes a Difference
28
Practical Tips for Landlords
New landlords thrust into the rental industry
12
Enforcing a smoke-free policy
7
10
22
Hamilton's New Pest Control Bylaws
Build Canada Homes Hits Major Milestones
Federal Rental Housing Update
A Reference Account & Case Study
President's Message
Retrofitting a Multi-Unit Building with Water Meters
15
Table of contents
What Property Managers Need to Know
4
Articles and the views expressed in this newsletter reflect the individual author's opinions and not necessarily those of the Hamilton and District Apartment Association. We encourage anyone interested in submitting articles or providing comments and feedback to contact us at info@hamiltonapartmentassociation.ca. The HDAA attempts to provide the most accurate and up-to-date information available in this publication and through all contact with its members. However we accept no liability for any inaccurate information provided. Members should consult with appropriate professionals with regards to all important matters.
20
HDAA updates and status of upcoming events
Associate members are able to provide a 6-month trial membership to their Landlord Customers. This program is a one time offer all HDAA associate members can provide to their Landlord customers. Give your customers a reason to Join! Interested in our 6-month trial membership or want to provide your customers with a free membership? CONTACT HDAA TODAY *restrictions apply - contact HDAA for details*
The HDAA has an exciting year planned for 2026. We will have five informative dinner meetings and our Annual Golf Tournament in June. Keep a look out for our emails and visit our website regularly for updates on our events.
Daniel Chin HDAA President
2026 Events
The HDAA has had a strong and productive 2025 so far. We hosted four well-attended dinner meetings that offered valuable information, education, and networking opportunities for our members. Our Annual Golf Tournament was another successful day of connection and community, and our Annual Trade Show featured an excellent keynote speaker panel along with a wide range of industry suppliers. While 2025 has brought positive momentum for our events, it has also been a challenging year municipally, with several new bylaws placing increasing pressure on the rental housing sector. Most recently, on December 2nd, the Planning Committee supported staff recommendations to move forward with permanent rental licensing in Wards 1, 8, and parts of Ward 14. The final decision goes to City Council on December 10th. We are also preparing for the new Safe Apartments Bylaw coming into effect in 2026, and we continue to monitor other proposals such as the Adequate Temperature Bylaw. Despite these challenges, we are looking ahead to another strong year for our events, with five more dinner meetings scheduled for 2026 as well as our Annual Golf Tournament on June 10th As always, the HDAA remains committed to supporting our membership by providing timely information, resources, and advocacy. We are here for you, and we encourage members to reach out anytime with questions or concerns.
Event
Date
Dinner Meeting
January 14, 2026
March 11, 2026
May 13, 2026
Golf Tournament
June 10, 2026
September 9, 2026
November 18, 2026
HDAA 2026 events
{{page}}
Since its launch earlier this year, Build Canada Homes (BCH) has quickly moved from concept to action. The federal housing agency—created to accelerate the development of affordable and rental housing—has now released its investment framework, initiated major projects on federal land, and begun deploying billions in financing. These early milestones mark an important shift in Canada’s approach to building rental housing at scale. What Is Build Canada Homes? Build Canada Homes was launched in September 2025 to help accelerate the development of affordable, non-market, and purpose-built rental units across the country. BCH is designed to use federal tools more strategically, including: Unlocking federal lands for housing Offering flexible financing and loans Supporting modular, factory-built and mass-timber construction Partnering with non-profits, municipalities, and private builders Delivering transitional and supportive housing With an initial $13 billion funding envelope, BCH represents a major federal shift toward directly facilitating the construction of affordable rental supply. Major Recent Milestones 1. Investment Policy Framework Released In November 2025, BCH released its first Investment Policy Framework, outlining how the agency will prioritize funding, partnerships, land use, and construction methods. This framework formalizes the agency’s mandate and creates a consistent structure for evaluating and supporting rental and affordable-housing projects nationwide. It emphasizes outcome-focused partnerships with developers, non-profits, Indigenous organizations, and municipalities, while centering long-term affordability and community needs. 2. First Projects Moving Ahead on Federal Land BCH has already begun advancing its first housing developments, including: Ottawa (Heron Road): Approximately 1,100 new residential units planned, with a portion designated as affordable. Winnipeg (Naawi-Oodena): Redevelopment slated for roughly 320 units, with at least 40% below-market rates. National Federal-Land Portfolio: About 4,000 factory-built homes planned across early priority sites in cities such as Dartmouth, Longueuil, Ottawa, Toronto, Winnipeg, and Edmonton. These projects represent the first wave of direct federal action to turn unused or underutilized public lands into new rental supply. 3. Funding Behind the Initiative Backed by $13 billion in federal capital, BCH has the ability to provide loans, land supports, and innovative financing tools to accelerate housing production. The agency also integrates existing federal rental-preservation efforts, including programs aimed at protecting aging affordable rentals from redevelopment pressures. What Experts Are Saying While BCH’s work marks significant progress, early analysis suggests that current targets will only make a modest dent in Canada’s housing shortfall. Estimates show the agency may deliver around 26,000 units over five years, roughly half of which could be affordable. This represents a meaningful contribution, but only a small portion of the units needed nationally. Experts note that BCH is a positive first step—introducing new tools, a new federal role, and a more coordinated framework—but that additional scale and long-term investment will be crucial. Why This Matters For renters: More purpose-built rentals and affordable units could help alleviate pressure in tight markets. For developers and non-profits: Access to public land, predictable financing, and modular-construction pathways may make rental projects more feasible. For municipalities: Federal collaboration offers new opportunities for partnerships, revitalization projects, and local housing strategies. For Canada’s housing system: BCH represents a shift away from fragmented programs toward a more cohesive national approach to rental and affordable housing.
PM Springfest
April 23, 2026
Rental Housing Canada Conference
May 26-28, 2026
FRPO Charity Golf Classic
July 21, 2026
Canadian Apartment Investment Conference
September 10, 2026
The Buildings Show
December 2-4, 2026
2026 Industry Events
The rental industry will have some exciting events in 2026. Make sure to keep an eye on provincial and federal events as well as municipal events, they are great opportunities to network, keep updated on the industry and expand your knowledge base.
As a local Property Manager, it would be hard to ignore the dramatic, yet undeniable, shift with respect to the clients walking through our doors in search of management services. Traditionally, new clients were investors, people excited about expanding their portfolios, confident in the long-term fundamentals of Hamilton real estate. But today, an increasing number of contracts we sign are with homeowners who never intended to become landlords at all. They are what I’ve come to call “reluctant landlords,” and their stories paint an increasingly familiar picture of a market caught between high interest rates, softening resale demand, and families trying desperately to avoid locking in a financial loss. For a city once viewed as a dependable destination for long-term real-estate investment, this stagnation is telling. Traditionally, our client base included operators who were always looking for the next building, the next value-add opportunity, or the next neighbourhood poised for growth. Today, that forward momentum has paused entirely. The reluctant landlords we encounter are usually everyday homeowners, families, retirees, and small “mom and pop” property owners, suddenly thrust into the rental market with little preparation. Their priority is rarely maximizing return; it’s stability, predictability, and a chance to weather uncertain economic conditions without compromising their financial footing. Many are grappling with rising carrying costs, limited liquidity options, and the fear of making the wrong move in a market that feels unusually unforgiving. From a management perspective, these clients often require more guidance, more reassurance, and more hands-on support than seasoned investors. They want to understand the risks, the obligations, the regulatory environment, and the day-to-day realities of dealing with tenants. They ask thoughtful, often anxious questions: What happens if a tenant doesn’t pay? How do I protect my home? How do I comply with local bylaws? They are not building a portfolio, they are trying to avoid losing one. In this environment, sentiment plays a surprisingly large role. While falling interest rates may help boost confidence, the deeper issues run well beyond monetary policy. For this trend to truly reverse, it will require improvements in the broader economic fundamentals: wage growth that keeps pace with housing costs, improved affordability for first-time buyers, balanced supply and demand, and a regulatory environment that is both fair to tenants and workable for small landlords. Without these underlying corrections, even a series of rate cuts is unlikely to meaningfully revive investment appetite. Municipal processes also matter. Faster permitting, clearer standards for secondary suites, and less administrative friction would make it easier for small owners to participate in creating new rental stock. Investors, and reluctant landlords alike, benefit from predictability. Right now, unpredictability is one of the defining features of the market. Still, despite the challenges, it’s impossible not to empathize with the homeowners stepping into this role without ever asking for it. These individuals are not speculators or large corporate owners; they are contributing to Hamilton’s rental supply at a time when the city desperately needs it. Their hesitation isn’t a reflection of disinterest, it’s a reflection of risk. As a property manager, I’ve come to see this period as a quiet turning point in Hamilton’s housing story. The rise of the reluctant landlord reveals a great deal about where the market is struggling, and what will be required to restore balance. Until the economic fundamentals improve, we will continue to see homeowners renting out properties they never planned to manage, simply because they feel they have no other choice. Their stories deserve understanding. More importantly, they deserve a market in which becoming a landlord is a choice, not a last resort. Written by Cory Greenwood
STREAMLINE YOUR PROPERTY MANAGEMENT: HOW THE RIGHT SERVICE PROVIDER MAKES A DIFFERENCE
Hamilton Licensing
In August 2021, Hamilton City Council approved a two-year Rental Housing Licensing pilot program for Wards 1, 8 and part of Ward 14. A licence is required for rental housing units and buildings or part of buildings with 4 or less self-contained units, detached homes or townhouses, if rented. The program would require property owners of rental housing to apply for a licence for each rented unit. This pilot started in 2022 and will conclude on December 31, 2025. What rentals require a licence? Rental housing units and buildings or part of buildings with 4 or less self-contained units, detached homes or townhouses, if rented. A licence is required for each rented unit. Does not include hotels/motels, lodging homes, short-term rental, multiple dwelling unit, etc. The City of will be doing a phased in approach for rental housing licensing application submissions. You may find a map showing application dates and enforcement timelines on their website as well as more information here.
5 REASONS TO ENLIST THE SUPPORT OF A QUALIFIED SERVICE PROVIDER In today’s fast-paced property management environment, facility managers face a wide range of responsibilities. They must balance maintenance needs, budgets, sustainability goals, resident expectations, and constantly evolving building technologies. As buildings become more complex, reliable support and streamlined processes become essential. Unlike a decade ago, facility managers are now expected to be skilled in technology, financial acumen and interpersonal communication.Balancing these skills with the growing demands of maintaining multiple properties and meeting unique tenant needs is no small feat. With so much at stake, having a dependable service partner that can support both day-to-day operations and long-term planning is invaluable. Here are five ways enlisting the support of the right service provider can help facility and property managers thrive: Ensure Your Service Provider Meets All Safety & Compliance Requirements When selecting a service provider, prioritize those with full regulatory compliance and robust safety practices. Look for essential documentation such as Certificates of Insurance (COI), Commercial Vehicle Operator’s Registration (CVOR), and valid WSIB coverage. Confirm they follow strict Health & Safety protocols, including approved Ministry of Environment (MOE) procedures, use of CO₂ monitors for air-quality monitoring, and certified confi ed-space procedures. Providers who maintain these standards not only protect your facility and residents but also reduce your organizational risk, ensure legal compliance, and promote a safe, transparent working environment. Long-term Planning Through Multiyear Maintenance Contracts A proactive approach to property maintenance is essential to avoiding unexpected costs. Multi-year maintenance contracts can stabilize budgets by securing discounted rates for recurring services, providing predictability and reducing the burden on new managers who may still be learning the ropes. By adopting structured maintenance plans, facility managers ensure properties are well-kept and avoid last minute emergency expenditures. Staying Current on Industry Standards and Innovations The best service providers constantly evolve, embracing the latest equipment, products, and industry best practices to deliver high-quality results. A trusted provider can off er budget-friendly solutions while ensuring that management teams stay informed about advancements without having to spend time researching or negotiating quotes themselves. Consolidated Solutions for Comprehensive Property Maintenance An expert service provider can address a range of needs, from compactor and chute cleaning, parking lot pressure washing, odour control, and drain cleaning to parking lot striping and painting. Partnering with an all-in-one provider streamlines management’s workload, letting them focus on strategic tasks rather than juggling multiple service contracts. Facility managers gain a reliable, all-in-one solution for essential maintenance needs, significantly simplifying their operations. Reliable Support in Emergency Situations In times of unexpected issues, having a trusted service provider on call 24/7 is invaluable. Regular maintenance plans can minimize surprises, but emergencies are inevitable. With dependable partners on speed dial, facility managers can quickly mobilize help, ensuring issues are handled swiftly and professionally. With trusted partnerships and a proactive approach, facility managers can better navigate today’s complex demands, delivering quality, cost-effective solutions that keep properties in top shape. Written by MJW Team
Hamilton Moves Forward With Rental Licensing
What's New in hamilton
Hamilton’s Rental Housing Licensing Pilot Project, launched in 2022, continues to operate in Wards 1, 8, and portions of Ward 14. The program requires landlords with properties containing five or fewer units to obtain a license and meet a series of safety, property-standards, and maintenance requirements. The stated goal of the initiative is to improve housing conditions and enhance tenant safety by increasing accountability for rental operators. With the pilot set to conclude on December 31, 2025, City staff presented their final report to the Planning Committee on December 2, 2025. Despite multiple delegations, including representatives from the HDAA and several housing providers, highlighting the risks, administrative burden, and unintended consequences of rental licensing, the Planning Committee voted 9–2 in favour of making the program permanent in Wards 1, 8, and parts of Ward 14. The recommendation now proceeds to City Council on December 10 for a final decision on whether permanent rental licensing will come into effect on January 1, 2026. This outcome is a significant setback for the HDAA and for rental housing providers across Hamilton. Not only does the decision add new layers of bureaucracy and costs to an already strained rental market, but the City has also indicated that the program will be reassessed after two years to determine whether it should be expanded city-wide. It is crucial that all Hamilton housing providers continue to engage with their local councillors and the City to oppose the expansion of rental licensing and advocate for more balanced, data-driven approaches to improving rental housing in Hamilton.
HDAA Events
Upcoming Events Dinner Meeting - January 14, 2026
The HDAA will be holding our first dinner meeting of the new year on January 14th. Make sure to mark your calendars and keep an eye out for our emails for more details.
'' ''
The HDAA held our final dinner meeting of the year on November 12th. We were joined by Steven Harmer, President of FrontLobby, and Kayla Andrade, Founder of Ontario Landlords Watch who discussed the increasing importance of Rent Reporting, a tool gaining significant traction among housing providers across Ontario. Rent reporting not only helps responsible tenants build strong credit histories, but it also provides landlords with a valuable mechanism to identify and discourage problematic rental behaviour. Through platforms such as FrontLobby, housing providers can report both on-time rent payments and unpaid rent from current or former tenants directly to the credit bureaus, where it becomes part of a tenant’s credit file. For reliable tenants, particularly newcomers, students, and individuals without traditional credit accounts, rent reporting can be transformative. Consistent on-time payment reporting can substantially boost credit scores and open doors to future financial opportunities. For housing providers, the benefits are equally significant. Rent reporting creates an additional incentive for tenants to pay rent and arrears on time, reduces chronic non-payment, and strengthens screening efforts. Studies show that tenants are up to 77% more likely to pay rent on time when they know their payment history is being reported. When implementing a rent reporting system, landlords should ensure their rental applications and leases include clear language regarding rent reporting practices. Tenant consent is typically required to report positive payment history, while unpaid rent can be reported without consent. For smaller landlords who cannot report directly to the credit bureaus, third-party platforms offer an accessible path to participate in this system. If adopted broadly, rent reporting could significantly reduce tenant fraud, limit arrears, and help responsible tenants build stronger financial foundations. The HDAA also provided an update on Hamilton’s Rental Licensing Pilot Project, with the final staff report scheduled for presentation to Planning Committee on December 2nd. There is growing concern that the City may recommend extending rental licensing city-wide. The pilot, introduced to address issues such as illegal dwelling units, absentee landlords, and property standards complaints, has so far been concentrated in the neighbourhoods surrounding McMaster University and Mohawk College. However, several concerns remain. Rental licensing programs often come with high administrative costs, limited cost recovery, and the potential for fees to be passed on to tenants through increased rents. Other issues include reduced rental supply, displacement, and increased homelessness as smaller landlords exit the market or shrink their portfolios. The HDAA continues to advocate for solutions that support safe housing without harming affordability or supply and we will provide an update once we have news on a decision from the City.
Past Events Dinner Meeting - November 12, 2025
Retrofitting a Multi-Unit Building with Water Meters: A Reference Account & Case Study
For one 25-unit Ontario rental building, rising water costs became an urgent financial problem. Between 2022 and 2024, annual water expenses increased from $9,400 to $25,000, with no change in occupancy or major plumbing work. Traditional leak-finding identified nothing conclusive. The owner needed a reliable way to understand usage and control costs. The solution was a full water submetering retrofit. The Approach The owner partnered with a submetering company to install hot- and cold water meters in every suite, 52 meters in total, covering two lines per unit. Key plumbing runs were converted from a daisy chain (series) layout to parallel, improving accuracy, flow stability, and long term serviceability. Each meter was connected to a remote-read network that provided real-time consumption data and leak analytics. This made unusual usage patterns visible quickly, often before a tenant noticed an issue. Careful planning ensured minimal tenant disruption. Working in partnership with the submetering company, whose team led all tenant coordination, the project managed access, scheduling, pets, privacy concerns, and the post installation repairs needed to restore cabinetry and walls. The goal throughout was to complete the work with as little disturbance to residents as possible. Benefits Beyond the Bill Submetering provides clear operational advantages even when water remains included in the rent: Fairness and Transparency: Tenants can see their own usage and, where applicable, pay for what they consume, reducing disputes and encouraging responsible behaviour. Rapid Leak Detection: Low flow alerts identify running toilets, dripping faucets, and failing components early. Targeted Maintenance: Staff can address issues in a specific unit rather than inspecting the entire building. Cost Control: Accurate usage data helps reduce operating expenses, support rent setting decisions, and protect NOI. ESG Impact: Lower consumption reduces the load on domestic hot water systems and municipal infrastructure. Lessons Learned Several practical lessons emerged from this project: Plan Early: Include submetering clauses in leases and align installations with unit turnover to smooth the transition. Normalize the Data Before Adjusting Rents: Remove consumption spikes caused by leaks to avoid distorted calculations. Communicate Continuously: Explain the rationale, process, timing, and math. Clear communication builds trust and reduces resistance. Pair Meters with Basic Repairs: Replace aging valves, flappers, shower cartridges, and other wear items during installation. Respond Quickly to Data: Low flow anomalies almost always indicate a leak—address them promptly. Track Net Costs, Not Just Savings: Consider collections, fees, and adjustments. Gross savings alone don’t reflect actual financial performance. The Outcome Submetering fundamentally changed how the building managed water. Costs were brought under control, usage became transparent, and maintenance shifted from reactive to proactive. Tenant relations improved as communication increased and consumption became easier to understand. The owner gained predictable expenses, clearer budgeting, and greater confidence in long term planning. The project demonstrated that even older, mid century buildings with daisy chained plumbing can transition successfully to submetering. With thoughtful planning, reliable data, and disciplined follow through, owners can reverse rising utility costs and strengthen operational performance. Submetering is not only a technical upgrade—it is an operational one, bringing structure, accountability, and visibility to water usage. See the full case study here. Written by Erik Kalm, Alliance Metering Solutions
Membership, Education & Events: Arun Pathak, Chris Glazier, Daniel Chin, Emma Wang, Jawed Khasrowi, Justin Kelly, Ron Reis, Michael Poon Public Relations: Arun Pathak, Daniel Chin, Augie Ammendolia, Ruth Lewis,Ivan Murgic, Darren Slemko, Cory Greenwood, Tamara Rampersad, Ron Tomblin, Tom Cahill, Millan Jankovic, Demetri Boundri
Gold Sponsors:
The Importance of Move-In and Move-Out Inspections
COMMITTEE MEMBERS:
Move-in and move-out inspections are one of the most effective ways for landlords to protect their rental units and avoid unnecessary disputes. Even though Ontario does not allow security deposits, documenting the condition of the unit at the start and end of a tenancy is essential. A proper move-in inspection helps establish a clear baseline so both the landlord and tenant understand the unit’s condition from day one. This becomes especially important if questions arise later about damage, repairs, or cleaning responsibilities. When completing a move-in inspection, it’s helpful to walk through the unit with the tenant and carefully record the condition of walls, floors, appliances, fixtures, windows, and smoke or CO detectors. Taking clear, dated photos or videos strengthens your record, as does using a simple checklist that both parties sign. Providing a copy to the tenant keeps expectations transparent. A move-out inspection should take place as close to the tenant’s final day as possible and should follow the same checklist used during the move-in. This makes it easy to compare the unit’s condition and identify what is normal wear-and-tear versus actual damage. Photographing any concerns and keeping receipts for cleaning or repairs helps support your position if a disagreement arises or an application to the Landlord and Tenant Board becomes necessary. A good best practice is to keep all inspection notes, photos, and documents in a dedicated digital file for each rental unit. Organized records make all the difference when issues come up months later and can help resolve matters quickly and fairly for everyone involved.
Board Members & Staff
Platinum Sponsors:
2025 Sponsors, Committee & Board Members