September 2025

As summer comes to a close, I hope you were able to take some time to rest and recharge. We are now preparing for our fall inspections—our seasonal check-in to ensure that your homes are safe, efficient, and ready for the upcoming cooler weather.

To avoid overwhelming you with emails, we have adjusted the frequency of our newsletter editions, giving us more time to create engaging content.

In this edition, you will learn more about the Ottawa rental market, which will help us collaborate on strategies for finding new tenants for your property. Additionally, we will share our approach to assisting tenants who are struggling to pay rent. This strategy has involved considerable negotiation on our part and has led to several successful outcomes.

Enjoy the reading!

Adriana Spadari Maggioni

Do you have a question? Click here to send us an email. 

Ottawa Market Insights - What You Need to Know

Luiza Nalik - Partner & Tenant Sourcing Manager

As we head into September, the rental market is entering a new season with plenty of fresh starts. With shifting demand, new inventory hitting the market, and evolving tenant expectations, we’ve gathered the latest insights to keep you informed on what’s happening right now.

What’s Happening in the Rental Market?

• More supply is hitting the market. Cities like Ottawa, Toronto and Vancouver are seeing a surge in purpose-built rental developments.

• Vacancy rates are rising. With so much new inventory, demand isn’t keeping pace, which is starting to put downward pressure on rents.

• Tenants have more choices. The balance of power is shifting slightly toward renters in these oversaturated markets.

 What This Means for Landlords

• Competition is increasing. Smaller landlords are now competing against large, amenity-rich buildings, as well as upgraded units.

• Flexibility matters. Being open to rent negotiations and emphasizing personalized service can make a big difference.

• Tenant retention is key. Building strong relationships helps reduce turnover and vacancy.

Takeaway

The rental landscape is shifting: supply is up, demand is softening, and tenants have more options. As property managers, we’re focusing on presentation, tenant experience, and pricing strategy to ensure your property continues to stand out and attract the right applicants. We are leaning into what works:

• Strong online presence & advertising: Your listing is promoted across major channels (e.g., Realtor.ca and partner sites) with high-quality visuals to maximize exposure.

• Weekly owner reports: You’ll receive consistent updates on views, inquiries, showings, and next steps.

• Active monitoring & quick adjustments: We track performance in real-time and make prompt adjustments to pricing, photos, and copy, keeping your property competitive and attracting the right applicants.

While the broader Ottawa market averages about 40 days on market, our listings average just 37 days—roughly 8% faster—thanks to targeted advertising, proactive pricing, and weekly optimization.

If you’d like to discuss how these trends might affect your property, feel free to reach out—I’m happy to walk you through a tailored strategy.

Click here to reach out to Luiza

And When Rent Is Late?

Adriana Spadari Maggioni - General Manager

Most leases set the 1st of the month as the rent due date, and tenants receive automatic reminders as it approaches. 

Approximately 25% of tenants do not pay on time due to reasons like holidays, health issues, or simply because they forget. There are also very creative reasons for late rent payments. Our follow-up with these tenants is intense during the first 4 days of each month. 

On D+1, the Resident Center sends an email requesting a payment plan within 24 hours for the owner’s approval. Once approved, these dates become our new reference for collecting rent. Many responsible tenants have worked with us and the owners to fulfill their payment plans despite financial difficulties.

For less responsive tenants, we may invoke the Residential Tenancy Act as follows:

On D+3, we send a Notice of Late Rent Payment email, which includes the N4 - Notice of End of the Tenancy. This typically prompts tenants to pay to avoid eviction, while some may seek a payment plan or take their situation to the Landlord Tenant Board.

Submitting a form to the Landlord and Tenant Board (LTB) should be considered a last resort when it is determined that tenants are unable to adhere to their payment plan. Currently, the wait time for an LTB hearing is approximately two months. Additionally, the costs associated with a hearing can be substantial, which is why we advocate for negotiating with tenants whenever possible.

As it stands, only one out of the 213 units we manage has a scheduled hearing at the LTB. Our goal at SPM is to provide your properties with long-term, responsible tenants who respect your investment and comply with the contracts they sign with you.

We want to hear your thoughts about the topic. Click here