Landlord Lessons: Why Your Rental Isn’t Renting
How Landlords Can Reduce Vacancy and Attract Stronger Tenants in a Changing Canadian Rental Market
- FrontLobby
- Published
Table of Contents
Watch the Full Webinar Replay
The Canadian Rental Market Is Changing
Price the Property for Today’s Market
Build Trust with Better Photos and Details
Write a Listing That Sells the Property
Highlight What Renters Care About
Make the Rental Stand Out
Respond Before Good Tenants Move On
Reach Renters Through More Than One Channel
Market the Property Without Discriminating
Keep Good Tenants Longer
Frequently Asked Questions
Rental properties that once attracted interest within days may now remain available for weeks or even months.
Across parts of Canada, Renters have more choices. New rental supply is entering the market, demand has changed in some areas, and Tenants can compare more properties before making a decision.
In this Landlord Lessons webinar, Mario Armani, Kayla Andrade, Michael Ponte, and Jeb Snerling explain why some rental listings struggle while others perform. The panel also shares ways Landlords can improve pricing, presentation, communication, marketing, and Tenant selection.
Watch the Full Webinar Replay
The Canadian Rental Market Is Changing
The panel described a market moving away from the extremely tight rental conditions seen in previous years.
Changes involving international students and immigration have reduced demand in some areas. Properties near colleges and universities have been especially affected because fewer students are entering certain local markets.
At the same time, newly completed rental developments are adding more inventory. Projects planned during periods of rapid population growth are now reaching completion while demand has slowed in some cities.
The impact varies by location. Toronto and Vancouver are facing different pressures than Calgary, Edmonton, and other Prairie markets. Affordable properties may also perform differently from newer, higher-priced rentals within the same city.
Individually owned condos are also competing more directly with purpose-built rental buildings. These larger developments may offer new finishes, professional marketing, and move-in incentives.
Landlords need to understand their local market and the price range in which their property competes. National trends provide context, but rental decisions should be based on nearby comparable properties and current Renter demand.
Price the Property for Today’s Market
One of the biggest mistakes discussed during the webinar was setting rent according to what a property earned in the past.
A Landlord may have previously received $2,500 per month and hesitate to advertise the same unit for $2,200. However, continuing to ask for yesterday’s price can help appropriately priced competitors’ rent while the overpriced property remains vacant.
Vacancy is lost income. The panel explained that one vacant month represents about 8.3% of the unit’s potential annual rent.
Holding out for another $100 or $200 per month may create a larger loss when the property remains empty for several months.
Landlords should review comparable rentals on platforms such as Rentals.ca, Facebook, and Kijiji. Comparisons should consider:
- Location and property type
- Bedrooms and overall size
- Parking and utilities
- Amenities
- Interior condition and finishes
If the advertisement receives little or no interest, the market may be showing that the price or overall offer needs to change.
The panel also noted that pricing decisions may differ for rent-controlled and non-rent-controlled units. Landlords should understand the rules that apply to their property before setting the initial rent.
The goal is to attract enough interest to choose from qualified applicants instead of allowing the property to remain vacant while chasing a price the current market does not support.
Build Trust with Better Photos and Details
Prospective Tenants usually see the rental advertisement before they see the property. Their first impression is based on the photos, headline, description, and information provided.
As Mario explained during the discussion, Renters do not initially see the home. They see its marketing.
Dark images, poor lighting, clutter, missing rooms, or an incomplete description can cause strong applicants to move on.
The panel recommended preparing the property before taking photos. It should look clean, bright, and well maintained. Photos should show the main living spaces and help Renters understand how the property is arranged.
Professional photography was one of the panel’s strongest recommendations. Better lighting and angles can make the listing more inviting while showing the size and layout more clearly.
Those photos can also be saved for future vacancies. When the Tenant moves out, the Landlord may be able to advertise immediately instead of delaying the listing while waiting for new photos.
Videos and floor plans can provide additional context. They allow Renters to see how the rooms connect and decide whether the space fits their needs before booking a showing.
Write a Listing That Sells the Property
During the webinar, the panel reviewed an advertisement that focused heavily on restrictions and application requirements. It gave little information about the home and read more like a list of demands.
A rental description should first explain why someone would want to live there.
Instead of using a generic headline such as Two-Bedroom Apartment, highlight a meaningful advantage, such as:
Bright Two-Bedroom Apartment with In-Suite Laundry Near Transit
The listing should clearly explain:
- Square footage and layout
- Appliances and laundry
- Parking
- Heating and air conditioning
- Nearby transit and shopping
- Schools, parks, and local amenities
- Major intersections or recognizable landmarks
Square footage can be particularly important because Renters frequently ask about the size of a unit. When the space is a selling point, the panel recommended placing it near the top of the advertisement.
Rental criteria should appear in a separate section. Requirements involving employment information, Tenant Credit Checks, and first and last month’s rent should not overwhelm the description of the property.
This keeps the advertisement organized while allowing the home’s strongest features to receive attention first.
Highlight What Renters Care About
The panel explained that Renters often value convenience more than luxury.
Practical features that make daily life easier can influence where a Tenant chooses to live. Examples discussed during the webinar included:
- In-suite laundry
- A dishwasher
- Parking
- Air conditioning
- Control over heating
- Public transit
- Grocery stores
- Schools and parks
- Walking areas
Nearby hospitals, employers, universities, and shopping can also be important.
Landlords cannot change the location, but they can do a better job of explaining its benefits.
Every available amenity should also be selected or mentioned in the listing. Renters often filter searches by the features they want. If the property has a dishwasher but the advertisement leaves it out, the rental may never appear in that person’s results.
Make the Rental Stand Out
A property that competed well two years ago may struggle against newer rental inventory today.
The panel encouraged Landlords to compare their units honestly with the other choices Renters have.
Carpet was discussed as one example. Several speakers noted that Renters may prefer hardwood or laminate because carpet can appear dated and hold odours.
The panel also mentioned fresh paint, clean flooring, working appliances, air conditioning, laundry, and approved parking as features that may improve interest.
Landlords may consider an incentive when appropriate. Examples discussed included a free month of rent, a gift card, or another move-in benefit. Purpose-built rental buildings may be offering their own incentives, so Landlords need to understand the full value of competing offers rather than comparing advertised rent alone.
Pet-friendly options may also expand the pool of applicants, depending on the property and applicable rules.
The panel suggested mentioning Rent Reporting in the rental advertisement. The opportunity to have on-time rent payments contribute to a Tenant’s credit history may give qualified applicants another reason to consider the property.
Respond Before Good Tenants Move On
Qualified Tenants often contact several Landlords at the same time.
Waiting one or two days to reply may be enough for another Landlord to schedule a showing, complete screening, and prepare the lease first.
The panel recommended responding as quickly as possible. Some speakers described replying within minutes because prospective Tenants may be moving through several listings at once.
Once someone applies and provides the necessary information and consent, the Landlord should begin screening without an unnecessary delay. If the applicant is approved, the next steps and lease signing should also be arranged promptly.
Speed does not mean skipping proper Tenant Screening.
The panel warned against accepting an unsuitable applicant simply to avoid another month of vacancy. A poor decision may create much greater problems than leaving the property empty for a short period.
FrontLobby’s Tenant Screening tools allow Landlords to request Tenant Credit Checks and Background Checks during the application process. The panel also recommended that Landlords obtain their own Tenant Credit Check rather than relying only on a report supplied by the applicant.
The process should be both careful and efficient.
Reach Renters Through More Than One Channel
The webinar panel discussed using several ways to advertise an available property, including:
- Rentals.ca
- Kijiji
- Social media
- Local Facebook groups
- Signs at the property
- Personal and professional networks
A simple Facebook or Instagram Story can include the location, price, bedroom count, strongest features, and instructions for requesting more information.
Traditional methods can still work. A sign outside the property may reach people who already live in or regularly visit the neighbourhood. Friends, relatives, and business contacts may also know someone preparing to move.
Once an inquiry arrives, the Landlord should have photos, property information, and viewing details ready to send.
The panel’s larger message was that rental properties should be managed like a business. Marketing, communication, screening, and follow-up should be organized and professional.
Market the Property Without Discriminating
A generic advertisement may fail to connect with the people most likely to value the property. However, Landlords must avoid discriminatory language.
The panel recommended focusing on the home and its features.
A three-bedroom townhouse might highlight nearby schools, parks, recreation space, and storage. A unit close to a university might emphasize transit, study space, and the distance to campus.
The advertisement should describe how the property can be used rather than state that only a particular type of person may apply.
Landlords can also learn from Renters during showings. Asking what they have seen and what matters to them can reveal which features deserve more attention in the listing.
For more information, read FrontLobby’s guide on how to find good Tenants in Canada.
Keep Good Tenants Longer
The panel’s advice extended beyond filling the current vacancy.
Turnover creates more marketing, showings, screening, and time without rental income. A good Tenant who pays consistently and remains in the property may provide more value than repeatedly chasing a small rent increase.
The speakers encouraged Landlords to provide better customer service after move-in. Respectful communication, responding when problems arise, and occasional signs of appreciation can strengthen the relationship.
Small gestures such as a seasonal thank-you or holiday gift card were discussed, but the main point was to treat Tenants well and maintain the property.
The webinar concluded by encouraging Landlords to monitor their local market, consider incentives carefully, attract qualified applicants, and focus on long-term Tenant retention rather than expecting the unusual rental conditions experienced during the pandemic to return.
Frequently Asked Questions
The panel identified several possible causes, including unrealistic pricing, dark or incomplete photos, missing property details, a dated unit, weak marketing, and slow communication.
Review comparable rentals in the same area and market segment. Consider their condition, amenities, utilities, parking, location, and any incentives being offered.
The panel explained that one vacant month represents about 8.3% of the property’s potential annual rental income.
The panel strongly recommended professional photography. Better lighting and angles can improve the listing, and accurate photos may be reused during future vacancies.
The discussion highlighted practical features such as in-suite laundry, dishwashers, parking, air conditioning, transit, nearby groceries, schools, parks, and walking areas.
Landlords should respond as quickly as possible. Qualified Tenants may be contacting several properties and can move forward with another Landlord while waiting.
No. The panel warned that accepting an unsuitable applicant to avoid short-term vacancy can lead to larger problems. Screening should remain thorough but move efficiently.
Mentioning Rent Reporting may appeal to applicants who want their on-time payments to contribute to their credit history.
Replacing Tenants can lead to more advertising, screening, work, and vacancy. The panel recommended focusing on stable Tenants and long-term returns.
Disclaimer
The information provided in this post is not intended to be construed as legal advice, nor should it be considered a substitute for obtaining individual legal counsel or consulting your local, state, federal or provincial tenancy laws.
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