Ontario's Rental Reset: Rates, Rents & the Road Back

Ontario's Rental Reset: Rates, Rents & the Road Back

CMHC vs Rentals.ca: The Rental Market Split, BoC Rate Hold, and Why 2027 Matters   Addy Saeed and mortgage agent Ribhu Rampersad connect three signals shaping Canadian real estate: CMHC’s mid-year rental update, the Rentals.ca National Rent Report, and a Bank of Canada rate hold at 2.25%. They argue the rental market is bifurcating—post-2020 new builds and areas near post-secondary institutions face higher vacancies, slow absorption and incentives, while older stabilized buildings and family-sized units remain tighter, with rent growth driven mainly by turnover resets. Rentals.ca shows national asking rents down 4.7% year-over-year (20 straight months), Ontario down 5%, Toronto down for 28 months, and sharp suburban declines (Richmond Hill -14.3%, Markham -12.9%, Scarborough -10.6%). They note 2026 rates are expected to stay on hold, but economists diverge on possible moderate 2027 hikes. RBC’s household wealth report shows real estate added to net worth for the first time in a year, but savings are falling and mortgage originations are at a two-year low, indicating fragile stabilization.   00:00 Market Signals Setup 01:08 Three Themes Framework 01:32 CMHC Rental Update 02:06 New vs Old Buildings 03:32 Rethinking 3% Vacancy 04:55 Turnover Rent Reset 07:20 Rentalsca Report 08:09 Ontario Suburb Slump 09:09 Asking vs Average Rents 11:52 Free LIM Community 12:09 BoC Rate Hold 13:41 2027 Economist Split 15:40 Mortgage Renewal Tailwind 17:06 RBC Wealth Update 19:14 Episode Themes Recap 20:38 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

Ontario's Market Report Card - Prices, Policy & the Path Forward

9 Investor Signals in GTA Real Estate: Condo Distress, BoC Hold, DC Cuts & CMHC Underwriting Changes   Addy Saeed breaks down nine headlines as investor signals for Ontario real estate, focusing on GTA market data, policy levers, and labor trends. TRREB’s May numbers show sales up 6.3% but new listings down 18.9%, with prices still falling and a buyer’s-market SNLR of 35.7% (Toronto Central 31.6%); condos are most distressed, highlighted by a 416 vs 905 price inversion tied to investor-held units hitting resale and negative cash flows. May’s jobs report added 88,000 jobs and unemployment fell to 6.6%, but RBC and CIBC interpret the strength differently and both expect the Bank of Canada to stay on hold. Policy updates include Ontario’s DC reduction program (CMHC modeling shows a 50% Toronto cut adds 4,900–7,650 units annually), Building Ontario Fund gap-equity for a stalled Scarborough rental project, Mississauga pre-zoning, rising rental incentives, and a time-sensitive CMHC operating expense benchmark increase affecting insured multifamily underwriting after June 8.   00:00 Nine Investor Signals 00:29 Three Market Frames 00:59 May GTA Market Data 02:06 Condo Distress Signals 03:25 Mississauga Ground Truth 04:57 Jobs Report Two Reads 07:30 Development Charges Program 10:31 CMHC Benchmarks Deadline 13:11 Rental Incentives Surge 14:32 Institutional Land Thesis 16:08 London Starts Warning 17:14 Ontario Gap Equity Model 18:24 Mississauga Pre Zoning 19:40 Final Takeaways Wrap 21:28 Disclosures Disclaimer   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

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