The Rules Just Changed: Rental Stress, RTA Reform, and What Smart Ontario Investors Are Doing Next

Supply, Macro & Capital: Ontario's 2026 Setup

Ontario Housing Starts Surge—But It’s All Multifamily: CMHC Data, CIBC Forecast, Capital Shifts & New CMHC Benchmarks   Addy Saeed and mortgage agent Ribhu Rampersad unpack a data-heavy week covering CMHC April housing starts, CIBC’s provincial economic forecast, new CMHC supply modeling, and key policy/legal updates affecting Ontario multifamily. Ontario posted 6,680 starts in April (+25% YoY), driven entirely by multifamily (+32.8%) while single-detached fell (-18%); Toronto’s mix is overwhelmingly multi-unit, Kitchener-Waterloo-Cambridge spiked (855 starts, +235% YoY; +92% YTD), and Hamilton was volatile (27 starts, -86%). CIBC forecasts Ontario at 1% real GDP growth in 2026 with population down 0.7% YoY and renewal-driven consumption pressure, with a conditional 2027 rebound. They discuss development charge cuts, Canadian capital pulling back from US real estate, office conversion realities, a Pickering growth plan, contractor stress signals, an Alberta Court of Appeal decision allowing equity investors to trigger CCAA, and new CMHC underwriting benchmarks raising expenses and tightening insured multifamily financing starting June 8, 2026.   00:00 Welcome and Agenda 00:32 Three Big Themes 01:06 CMHC April Starts 02:14 Ontario Starts Breakdown 03:56 Pipeline Risks and Takeaways 05:30 CIBC Ontario Forecast 08:14 Macro Takeaways to Watch 09:27 CMHC Supply Elasticity Model 11:11 Policy Lag and Investor Thesis 13:15 Rapid Fire News Roundup 13:25 Development Charges Cut 14:31 Capital Leaving US Real Estate 15:21 Office to Residential Conversions 16:15 Pickering Growth Plan Risks 17:07 Contractor Stress and Holdbacks 18:04 Equity Investors Trigger CCAA 19:19 Connecting the Threads 21:12 Breaking CMHC Benchmark Update 22:39 Benchmark Impacts on Deals 23:55 Wrap Up and Disclosures   About Your Hosts: Addy Saeed: With over 20 years of experience in the real estate industry, I've navigated through the complexities of property investment, development, and management. My goal is to demystify real estate investing for our listeners.    Web Links Skool Community: https://www.skool.com/learn-invest-ma... Get access to all our tools at learninvestmanage.com

Toronto Real Estate Insight: Financing, Supply, and Strata Watch

Canadian CPI, BoC Rate Outlook, Toronto Condo Glut Bet, RentSafeTO & Bradford Bypass | Smart Real Estate   Addy Saeed breaks down April Canadian CPI and what it means for Ontario real estate underwriting, noting headline inflation at 2.8% (below 3.1% consensus) with core around 2%–2.1%, and RBC/CIBC concluding the Bank of Canada holds its 2.25% overnight rate through 2026 while energy-driven gasoline inflation is the main headline driver. He covers a Montreal family office (Gesta Group) making an initial $30M bulk Toronto condo purchase and targeting up to $500M/1,000 units, betting today’s condo oversupply gives way to a future supply cliff, aided by a 13% HST rebate window starting April 1, 2026. He also reviews 75 Spencer Ave’s sale amid a rent strike tied to an above-guideline increase dispute, emphasizes that LTB/AGI issues transfer on closing, outlines Toronto’s June 15 RentSafeTO color-coded ratings and disclosure requirements, and flags the Bradford Bypass (Highway 425) as a rental-corridor repricing signal.   00:00 Welcome and Agenda 00:57 CPI and Rate Outlook 02:52 Underwriting for Reality 04:13 Toronto Condo Mega Bet 07:51 Parkdale Rent Strike Deal 11:24 RentSafe TO Compliance 13:35 Bradford Bypass Signal 15:46 Three Themes Recap 17:24 Wrap Up and Disclosures About Your Hosts: Addy Saeed: With over 20 years of experience in the real estate industry, I've navigated through the complexities of property investment, development, and management. My goal is to demystify real estate investing for our listeners.   Web Links Skool Community: https://www.skool.com/learn-invest-ma... [https://www.youtube.com/redirect?event=video_description&redir_token=QUFFLUhqbUZFUWIwX05MZnVIbi1za2lWb3NhanpWY3ZGQXxBQ3Jtc0trQkFqM0V5aVdEZlMweVV3SGUxMmdOLVJ1Mm1VaGdfcGZ6cFJxa0laUWxvS3Yyb3ZWemhQODBlTzAzUzJObXU1YmlwRVkxT3RMYjBhWldlRUxPVUFoTE5aSlBzUEVDVExWMWd5N2xHTGhETmh2ZHE2SQ&q=https%3A%2F%2Fwww.skool.com%2Flearn-invest-manage-3225%2Fabout&v=h7CfUjKBilI]  Get access to all our tools at learninvestmanage.com

Stress, Reset, Recovery Three Signals Shaping Ontario Multifamily Right Now

Ontario Multifamily Update: Rents Falling, Delinquencies Rising, Deal Volume Surging (Q2 2026)   Addy Saeed and Ribhu Rampersad review eight stories shaping Ontario multifamily, highlighting conflicting signals: Ontario asking rents are down 8.5% over three years with 19 straight months of YoY declines, rising vacancy (5.1%), and negative new-lease rent growth across most Ontario markets, while in-place rents still rise via renewals. CMHC data shows rising mortgage stress, with Toronto 90+ day delinquencies up 45% YoY and MIE delinquencies at 1.96%, alongside easing renewals but renewed rate sensitivity from variable-rate uptake. They discuss labor-market nuances, Westbank’s near-complete Vancouver rental tower receivership, and argue Toronto’s condo market is still contracting despite higher sales. Despite near-term rent softness, GTA multifamily transactions rebounded sharply in Q1 ($569M, 20 trades, 4.95% average cap), with RioCan’s multifamily divestments and Chartwell’s senior-housing investment signaling institutional repositioning, plus RECO’s new brokerage financial filing and inspection plans.   00:00 Three Signals Collide 00:57 Ontario Rent Reset 04:34 Mortgage Stress Signals 07:52 Jobs Data Reality Check 09:34 Developer Receivership Case 12:04 Condo Bottom Debate 15:47 Multifamily Deals Rebound 20:09 RioCan Sells Multifamily 21:38 Chartwell Senior Housing Bet 23:21 RECO Tightens Oversight 24:44 Wrap Up Key Themes 26:09 Disclosures And Sign Off   About Your Hosts: Addy Saeed: With over 20 years of experience in the real estate industry, I've navigated through the complexities of property investment, development, and management. My goal is to demystify real estate investing for our listeners.   Web Links Skool Community: https://www.skool.com/learn-invest-ma... [https://www.youtube.com/redirect?event=video_description&redir_token=QUFFLUhqbUZFUWIwX05MZnVIbi1za2lWb3NhanpWY3ZGQXxBQ3Jtc0trQkFqM0V5aVdEZlMweVV3SGUxMmdOLVJ1Mm1VaGdfcGZ6cFJxa0laUWxvS3Yyb3ZWemhQODBlTzAzUzJObXU1YmlwRVkxT3RMYjBhWldlRUxPVUFoTE5aSlBzUEVDVExWMWd5N2xHTGhETmh2ZHE2SQ&q=https%3A%2F%2Fwww.skool.com%2Flearn-invest-manage-3225%2Fabout&v=h7CfUjKBilI]  Get access to all our tools at learninvestmanage.com

From Distress to Decades: Ontario's Real Estate Inflection Point

Ontario Real Estate Stress Signals: 25-Month Price Declines, Brampton Delinquencies, Lender Failures & Bruce C Demand Tailwind   Addy Saeed breaks down nine Ontario real estate stories showing layered market stress and emerging long-horizon opportunities. April 2026 GTA sales rose 7% year-over-year but remain 36% below the 10-year average as listings fell, prices continued a 25th straight annual decline, condos weakened most (York and Durham down over 11%), and 5-year fixed mortgages sit around 6.09% despite Bank of Canada cuts. In Brampton, mortgage delinquencies hit 0.6% (vs 0.26% national) with one in 20 homes listed as power-of-sale, driven by large 2021–2022-era mortgages renewing into higher rates. Two alternative lenders (Brightpath and Finova) entered receivership, Addy Technology filed insolvency affecting 10,600 investors, and CCAA filings rose year-over-year. The LTB timeline improved for non-payment hearings (~3 months), Hudson’s Bay sites are being repositioned by developers, and Ontario advanced Bruce C nuclear pre-development, projecting major jobs and multi-decade housing demand in nearby markets.   00:00 Spring Market Shock 01:56 How to Read the Data 03:37 Condo Weakness Signals 04:27 Macro Risks and Outlook 06:33 Brampton Delinquency Surge 09:36 Alternative Lenders Collapse 12:20 Fractional PropTech Insolvency 14:38 CCAA Trendlines Explained 17:11 LTB Backlog Improving 19:38 Hudson Bay Sites Repositioned 22:13 Bruce C Nuclear Demand Wave 25:51 Three Themes and Wrap Up 27:39 Disclosures and Sign Off About Your Hosts: Addy Saeed: With over 20 years of experience in the real estate industry, I've navigated through the complexities of property investment, development, and management. My goal is to demystify real estate investing for our listeners.   Web Links Skool Community: https://www.skool.com/learn-invest-manage-3225/about [https://www.skool.com/learn-invest-manage-3225/about] Get access to all our tools at learninvestmanage.com [https://www.learninvestmanage.com/] .

The Rules Just Changed: Rental Stress, RTA Reform, and What Smart Ontario Investors Are Doing Next

Ontario Landlords: Major RTA Rule Changes (July 1 & Sept 21) + Rents Down $200, Rate Hold Outlook & Distress Signals   Addy Saeed and Ribhu Rampersad break down eight Ontario investor stories, led by confirmed Residential Tenancies Act amendments rolling out July 1 and Sept 21. July 1 changes include tenant rights to install portable/window AC (with possible seasonal rent increase where landlords pay electricity), mandatory LTB forms for rent-arrears payment plans, and doubled maximum fines to $100,000 for individuals and $500,000 for corporations. Sept 21 changes include optional 120-day personal-use notices that remove the one-month compensation requirement, stricter renovation/“renoviction” documentation with extended right-of-first-refusal enforcement windows, and N4 non-payment notices shortened to 7 days. They connect these rules to rental softening tied to Canada’s 2025 population decline and rents dropping about $200 from peak, review Teranet transfer data and rising (but not systemic) power-of-sale activity, discuss RBC Economics’ base case of a 2.25% overnight rate hold through 2026 with inflation risks, highlight early-stage hospital planning in a Northern York growth corridor, analyze Dixie Outlet and Woodbine Mall creditor protection as redevelopment-and-debt stories, and explain the $880M USD Real Brokerage acquisition of RE/MAX as a slow-market consolidation signal.   00:00 Ontario Market Shockwave 01:44 What’s Changing July 1 03:07 Fines and Compliance Risk 04:17 September 21 Rule Overhaul 07:24 Investor Takeaways and LTB Reality 08:35 Rents Falling and Population Drop 11:53 Renewal Shock and Condo Investors 14:55 Teranet Data and Distress Signals 18:18 Finding Deals Off MLS 20:59 RBC Rate Outlook for 2026 23:45 Fixed vs Variable Rates 24:26 Underwriting Stress Tests 25:10 Cap Rates and Rent Outlook 25:43 Policy Noise in Inflation 26:49 Infrastructure Demand Signals 28:03 Northern York Market Reality 28:55 Financing in Growth Corridors 29:53 Hospital Takeaways 30:30 Delays and Supply Risks 31:58 Distress in GTA Retail 32:29 Dixie vs Woodbine Breakdown 33:41 Credit Bids Explained 35:26 Redevelopment Exit Math 36:43 Retail Distress Takeaways 37:57 REMAX and Real Merger 39:39 Why Brokerages Consolidate 40:43 Mortgage Platform Impacts 41:51 Brokerage Deal Takeaways 43:07 Ontario Multifamily Synthesis 44:52 Final Takeaways and Wrap   About Your Hosts: Addy Saeed: With over 20 years of experience in the real estate industry, I've navigated through the complexities of property investment, development, and management. My goal is to demystify real estate investing for our listeners.   Web Links Skool Community: https://www.skool.com/learn-invest-manage-3225/about [https://www.skool.com/learn-invest-manage-3225/about] Get access to all our tools at learninvestmanage.com [https://www.learninvestmanage.com/] .