The MLI Select Readiness Check: Find Out If Your Project Qualifies Before You Apply

Blog, CMHC MLI Select / Hafil Perincheeri

You have heard the numbers. Up to 95% financing. Amortizations that can last 50 years. Premium discounts that can save six figures. Here is the question that actually matters: does your project qualify for MLI Select? I have watched many investors spend months putting together an application only to find out they are 15 points short of the tier they were hoping for. That is why a free MLI Select readiness assessment is important. Before you put time, money and energy into an application, you deserve an answer about where your project really stands. In this guide, I will walk you through what a readiness assessment covers, the factors that determine eligibility and how to find out quickly whether your project is ready to move forward. Why You Need a Readiness Assessment Before You Apply Let me be straightforward with you. MLI Select is not a program you can figure out as you go. The scoring is strict in one way: it is all or nothing at the tier thresholds. A project that scores 68 points does not get credit for 70-point benefits; it drops to the 50-point tier. That gap can be the difference between a 45-year amortization and a 40-year one or between a 20% premium discount and a 10% one. A readiness assessment exists to find those gaps before your lender submits. We look at your unit mix, your rent roll, your building specifications, and your construction budget. Then we tell you clearly which points you can realistically claim, which ones need work, and whether the tier you want is actually possible. That conversation usually takes less than a week. The application process takes months. Getting the order right saves you money. The Three Point Categories You Need to Score To understand readiness you need to understand what you are being scored on. MLI Select gives points across three categories. The minimum requirement is 50 points. Affordability Points This is the powerful tool and the only category that can reach 100 points alone. You earn points by committing a percentage of units to rents at or below CMHC’s affordability threshold for your market. Forty percent of units gets you to 50 points. Sixty percent gets you to 70. Eighty percent gets you to 100. A 20-year commitment of 10 adds bonus points on top. For projects, affordability is where the score is won or lost. Energy Efficiency Points Energy points reward buildings that exceed performance. A 15% reduction in energy use earns 20 points. A 25% reduction earns 35 points. A 40% reduction earns 50 points. This category needs third-party modelling and an energy advisor’s confirmation, so you need to know if your design can actually reach those targets. Accessibility Points Accessibility points reward buildings that’re barrier-free and visitable. Every building must be 100% visitable as a baseline before any accessibility points count. From there, 15% accessible units can earn 20 points, and universal design across all units can earn 30. The September 30, 2026 Deadline Changes Everything Here is the part that makes a readiness assessment urgent of just helpful. CMHC is changing the energy baseline. Until September 30 2026 applications can be scored based on the 2015 National Building Code and 2017 National Energy Code. After that date, everything is scored based on the 2020 codes. What does that mean in life? A project that comfortably earns 35 energy points today might earn 20 under the new standards, with the same building envelope. If you are at 70 points and relying on energy to get that shift could push you down to the 50-point tier. If you are at 100 points you might fall to 70. We have seen this happen already. Investors who assumed their design would score the same under either code have been surprised. A readiness assessment tells you which baseline you should use and whether you need to move What We Actually Review During Your Assessment When you ask for a free MLI Select readiness assessment, here is what we look at together. We review your forma and rent roll to find out which units could reasonably be considered affordable and how that affects your net operating income. We look at your building plans or built drawings to assess energy and accessibility potential. We check your unit mix. Confirm the non-residential part stays under the 30% limit. We check occupancy history for existing buildings; 85% occupied for 90+ days is a base requirement for acquisition or refinance. We map out which tier is realistic, which is a stretch, and which is out of reach. The goal is not to tell you what you want to hear. It is to give you a picture before you spend money on an application. Who Should Request an Assessment You should schedule a readiness assessment if you are building a building with five or more units, buying an existing multi-family property and thinking about MLI Select financing, refinancing a building you already own or converting a property into rental use. If you are unsure whether your project has five units or more or if your zoning allows the use you are planning that is the kind of question we can help with. We work with investors at every stage from first-time buyers looking at a six-plex to experienced developers with 50-unit portfolios. The assessment is free it is specific to your project. There is no need to proceed. The difference between an MLI Select application and a rejected one is not usually ambition; it is preparation. Knowing your score before you apply means you can fix gaps adjust commitments or choose a tier that actually works for your numbers. With the September 30 2026 energy code deadline coming up the cost of guessing is higher than ever. Request a free MLI Select readiness assessment today. Lets find out together if your project is ready. It takes more time than you think and it could save you six figures in financing costs. Frequently Asked Questions 10

Blog, Property Management Services

From Vacant to Fully Occupied in 14 Days: How Smart Management Changed a Struggling Calgary Property

Blog, Property Management Services / Hafil Perincheeri

Fourteen days. That’s all it took. Two weeks from an empty building to every room filled. If you have been watching Calgary’s market in 2026 you know that is not normal. The average days on the market across Calgary is 60 days with some parts going up to 100 days or more. Vacancy rates have gone up to more than 5% and buildings that are made for rentals are giving two months of free rent just to get people to move in. So how did one Calgary property go from being empty to full in just two weeks? It was not by chance. It was a mix of knowing the market, acting quickly and having the kind of knowledge that only a team that knows Calgary real estate can provide. This is the story of how smart Calgary property management made a difference when the market said it was not possible. The Situation: A Building at a Crossroads The property was a building with living spaces in Calgary that had fallen into a common problem. The old management had not kept things in shape. Advertising was very limited. Checking people who wanted to rent was not done well. The building had a bad name, the kind that makes people not even look at the listing. The owner was in a situation: a building with many empty rooms, a weak rental market, and costs adding up every month. In Calgary’s 2026 market, where the rates of homes went up from 1% in 2023 to more than 5% now, this was a way to lose money. The owner needed results. They needed them very fast. That is when they got a property management team that knows Calgary well. The task was simple: fill the building find renters and do it without lowering the rent to a point that is not good for the owner. The Green Casa Way: Speed and Planning The first thing the team did was look at the Calgary property. What were the good points? What were the bad points? What was the right price in the situation? Because here is something about the Calgary rental market in 2026: it is not the market it was two years ago. Rent prices have gone down to three-year lows. Landlords who change their ideas now will be in better shape than those who wait. The team knew that setting the price from the start was important. The next step was advertising. Not the lazy copy-paste listings that had been used before. High-quality pictures. Descriptions that showed the parts of the building. Sending the listings to places to reach as many people as possible. A plan to reach specific groups of people who might be interested in the place. The third step was checking people. This is where many landlords make a mistake. When you want to fill the rooms, it is easy to take the first person who comes. Green Casa’s way of finding people to rent is based on checking their past, looking at their income, and seeing their history of renting. We do not fill rooms. We find people who will take care of your place as if it was their home. The Results: 14 Days to Full Occupancy The results are clear. Within 14 days, all the empty rooms were filled with tenants. This was not about cutting corners or lowering the prices to the lowest. It was about knowing the market was moving fast and doing things correctly. The people who moved in were not just people to fill the space. They were people who had been checked and were ready to pay on time and take care of the Calgary property. One client’s story shows how fast and good the work was. “I was contacted by Anzal to fill my rooms in my unit in Killarney. They were able to find a tenant for me in a short time! Super happy with their service!” That is the kind of result that happens when you have knowledge and systems that work quickly. What Made the Difference? So what made this 14-day change from the 60-day average? Several reasons. First, setting the price. The team knew that the Calgary rental market had changed and they priced the rooms correctly. The AspirePeak report says, “landlords who change their expectations now will be in a better place than those who wait.” Second, good advertising. High-quality photos and good listings bring people in faster. Third, checking people well. Doing it quickly. The team has systems that check income, check references and process applications fast. Fourth, knowing the area. Green Casa is completely based in Calgary. They understand the neighborhoods. They know the market, the local rules and the local problems. That knowledge helps them work faster and better than companies from other places. Why This Is Important for Calgary Landlords Calgary’s market in 2026 is hard. The number of homes is up. Rent prices have gone down. Buildings that are made for renting and have a lot of money are offering deals that private landlords can’t match. In this situation, finding renters quickly is not just helpful; it is needed. Every day a room is empty is a day of lost money. For the owner of that building, 14 days was a difference. It meant two months of rent that would have been lost in the time. It meant people who were checked, well, and ready to sign a lease. It meant being at ease. The Green Casa Way This story is not special. It is the result of a way of thinking that puts plans, open ways and good results at the center of everything. Green Casa’s work in Calgary property management includes thousands of placements, a 4.8-star rating from 97 reviews, and more and more landlords who are happy. They manage properties across Calgary from single-family homes to buildings with many rooms and new places. They help clients go from one Calgary property to buildings in a way 10

Market Updates

When Home Isn’t Safe: Your Rights to End a Lease Due to Domestic Violence in Alberta

Market Updates / Hafil Perincheeri

Imagine having to choose between staying in a place where you feel safe and staying in a place where you’re not. For people in Alberta, this is not a pretend situation; it is what they live every day. That is why domestic violence lease termination in Alberta exists. This is a protection made to help people leave dangerous situations without being stuck in a lease agreement. The Residential Tenancies (Safer Spaces for Victims of Domestic Violence) Amendment Act was put into place in August 2016. It created a way for tenants to end a lease early and without paying a fee. In this guide I will explain how domestic violence lease termination in Alberta works, the steps you need to take and the protections that are available. Whether you are a tenant in this situation or a landlord trying to understand what you need to do this information is important. Understanding the Safer Spaces Legislation The Safer Spaces amendment was created to fix a problem in tenant protection. Before 2016, people who were victims of violence often had to choose between being safe and not being able to afford to stay. They could stay in a place or break the lease and face problems. The law changed this by allowing victims to end a lease without paying a fee when their safety, the safety of a child, or the safety of a person they care about is at risk. This is not about hitting or hurting someone. The law sees violence in many ways including hitting, yelling, threatening or not letting someone have money or work. This could mean being pushed, pulled or kicked. It could mean being told you will be hurt your family will be. Your pets will be hurt. It could mean being stopped from using money or being kept from working. Knowing what counts as violence is the first step in understanding how domestic violence lease termination in Alberta works. Who Can Give the Certificate? To use domestic violence lease termination in Alberta you need a Certificate Confirming Grounds to Terminate Tenancy. This certificate is given by an organization and needs proof from an approved person. You can use a court order like a protection order or a peace bond or a signed note from one of these people: A doctor from the College of Physicians and Surgeons of Alberta A nurse from the College and Association of Registered Nurses of Alberta A worker from the Alberta College of Social Workers A psychologist from the College of Alberta Psychologists A psychiatric nurse from the College of Registered Psychiatric Nurses of Alberta A police officer or member of the RCMP A person who works with an organization that helps people in need of emergency housing, temporary shelter or help after a crime If you are working with a person they can sign a Certified Professional Statement form or write their own note. The note has to say that they looked at your situation and thought you were a victim of violence and that staying in the place is not safe for you. The Step-by-Step Process for Ending Your Lease Once you have your certificate here is what you need to do. You must give your landlord the certificate and a written notice that you want to end the lease. You must tell them at least 28 days in advance. The notice has to be written, signed by you say when the lease ends and be given no later than 90 days after the certificate is given. That 90-day period is very important. If you are late you might need a certificate.. The 28 days means you still have to pay rent during that time. However if you ask your landlord can use your security deposit to pay for the month of rent. This can be a help when you are trying to save money for a new place. What Happens to People on the Lease? This is one of the parts of domestic violence lease termination in Alberta. When a lease ends because of a certificate the lease for everyone who lives with the victim also ends. This includes roommates, partners and anyone else on the lease. The victim does not have to tell others that the lease is ending. They can if they want to. Otherwise the landlord will let the others know. The other people can talk to the landlord if they want to stay. As a landlord you can choose to make a rental agreement with the people who want to stay. This helps people have a place to live while respecting the victim’s right to leave safely. Your Rights as a Landlord If you are a landlord and get a notice about domestic violence lease termination you also have rights. You need to keep any information about a victim of violence private. You can’t talk to tenants about the situation or why they are moving out. You might need to share information for an investigation or a court case. Otherwise keeping it private is very important. You also have the right to go to court or the RTDRS to say no to a notice if it was not given properly. For example, if the tenant didn’t give notice didn’t give the notice and the certificate in person or by registered mail or gave the notice more than 90 days after the certificate was given, you can argue against it. The Human Impact Behind every rule is a person. A parent trying to protect their child. A partner trying to get out of a bad relationship. Someone who deserves to feel safe in their home. Domestic violence lease termination in Alberta isn’t about rules and time limits. It’s about giving people a way out without punishing them for leaving. As a landlord knowing these rules helps you be kind while also protecting your investment. As a tenant knowing your rights can be the difference between staying in danger and getting to safety. Conclusion 10

Property Management Services

Green Casa by the Numbers: The Calgary Property Management Company That Is Changing the Way

Property Management Services / Hafil Perincheeri

You are scrolling through property management companies in Calgary. They all look very similar. They show photos, long lists of services, and promise “peace of mind.” How do you know which one can really deliver? Here is what I have learned: words are cheap. The companies that stand out are those with numbers to back them up. That is why we have put together this snapshot of Green Casa’s record in Calgary property management: the properties we manage the units we have placed and the clients we have served. In this guide, I will show you what those numbers look like why they matter for your investment and what they reveal about how we work. The Green Casa Difference: What the Numbers Actually Mean The Green Casa difference is shown by the numbers. Green Casa’s record in Calgary property management is not about how many properties we manage; it is about what we do with them. At Green Casa, we believe that asset management is more than spreadsheets and figures; it is about protecting potential. That means every property, every unit, and every client receives the level of care and attention. Our portfolio includes single‑family homes, condos, townhouses, multi‑family units, new developments and investment properties. Whether it is a mixed‑use building in downtown Calgary or a suburban rental, we customize each plan to get the performance over the life of the property. We help clients grow from one property to buildings in a responsible and profitable way. The real proof of success is our 4.8‑star rating from 97 reviews. That is not a figure; it shows the trust our clients have in us and the results we bring. How We. Place Tenants Finding the tenants is one of the most important parts of property management. Green Casa’s record in Calgary property management includes thousands of placements. We have screened tenants, filled units, and built relationships across Calgary’s rental market. For example, a client said, “Anzal approached me to fill my unit in Killarney. They found a tenant on short notice. I am very happy with their service.” That is the type of result we give all the time. When a unit is empty, we act quickly. Never lower the quality. Our tenant placement plan is based on background checks, income verification, and rental history review. We do not fill vacancies. We find tenants who will treat your property as if it were their home. Our Service Philosophy: Clarity, Transparency and Results Green Casa’s record in Calgary property management is based on three promises: clarity, transparency and results. We give updates, reports and clear information without fees or confusing invoices. We were built for one type of client: the investor who sees their property as a business. Property management should be simple, human and honest. We put people first, focusing on communication, accountability, and local knowledge. We help landlords protect their investments and help tenants feel at home. We manage as if you had 48 hours in a day. This means we keep maintenance responding quickly and use a dedicated communication system. Each tenant knows we listen and each landlord stays informed. Beyond Property Management: Building Communities Green Casa’s record in Calgary property management goes beyond managing units. We believe that property management is about creating homes, not managing units. We protect investments, care for tenants and strengthen Calgary’s communities, one home at a time. We have gone through hundreds of doors in Calgary. Each door holds more than walls and floors; inside each unit is a story. Every landlord, tenant, and property has its needs and challenges. Our job is to understand those needs and give solutions that work. We are a Calgary‑built business. We know the neighborhoods. We understand the market, the local rules, and the local challenges. That local knowledge makes us different. The Human Element: Why It Matters Green Casa’s record in Calgary property management is built on a belief: good property management is more than collecting rent and fixing sinks. It is about people. The tenants who need a home. The landlords who need peace of mind. The communities that grow when properties are well managed. We think the difference is in how people’re treated. That is why we manage everything from marketing to maintenance. You can focus on growing your portfolio, not on problems. Whether it is a dishwasher or a hard tenant dispute, we handle it so you do not have to. Our approach is proactive not reactive. We help landlords stay ahead by suggesting maintenance coordinating good renovations and screening tenants carefully. That is the difference between a property that simply exists and a property that performs well. The Bottom Line: What the Numbers Mean for You The numbers tell a story. Green Casa’s record in Calgary property management includes a growing portfolio, thousands of tenant placements, and a 4.8‑star rating with 97 reviews. Behind every number is a client who trusts us to protect their investment. We are not another Calgary property manager. We are a results‑driven partner built for today’s fast‑changing market. Whether you are a first‑time landlord or a seasoned investor, we have the experience and systems to give you the results you need. One client said, “We have rented in seven places over the years and 5770 is by far the best. I would definitely recommend it.” That is the feedback that matters most. Conclusion Green Casa’s record in Calgary property management is built on trust, transparency, and results. From the properties we manage to the tenants we place and the clients we serve, each number represents a relationship: a landlord who can sleep at night, a tenant who feels at home, and a community that’s stronger because someone cares. Whether you want to grow your portfolio or simply find a management partner you can trust, we are here to help. No hidden fees. No confusing invoices. Clear communication, proactive management, and real results. That is the Green Casa difference. Your investment deserves nothing Frequently Asked Questions (FAQs) 10

Blog, Real Estate

Snowed Under: Who’s Really on the Hook for Shovelling at Your Calgary Rental?

Blog, Real Estate / Hafil Perincheeri

Every winter the snow starts to fall. The worry begins. You stand by the window watching the flakes pile up on your property and you ask yourself: who is supposed to clean this up? Is it my job or the tenant’s job? This question, about who has to shovel snow in a Calgary rental, is one of the common and confusing issues in Calgary rental property management. It’s easy to figure out when you’re dealing with a single-family home. When you have multiple units, shared walkways or unclear lease language, things get messy fast. And here’s the hard truth: the City of Calgary doesn’t care what your lease says. The city only cares that the sidewalks and walkways are cleared. In this guide I’ll explain what the law says, what your lease should say and what happens when no one steps up to do the work. The Alberta Law That Doesn’t Actually Tell You Anything Let’s start with the reality. The Residential Tenancies Act of Alberta covers aspects of renting in the province.. When it comes to snow removal and lawn care the law stays quiet. It doesn’t say who is responsible. That means the answer doesn’t come from the law; it comes from your lease agreement. The Residential Tenancies Act does set rules about habitability and repairs. Snow removal? That’s left for you and your tenant to decide. As one lawyer said, “Snow removal and lawn care responsibilities are usually defined in your lease agreement.” This lack of law gives you flexibility but also creates risk. If you don’t spell out responsibilities in the lease, you could end up doing the work and paying the fines, even if you thought your tenant was supposed to handle it. The City of Calgary’s Take: Someone Be Shovelling Now let’s talk about the city. The City of Calgary has rules that don’t care about your lease. Under Bylaw 20M88, property owners must clear sidewalks in front of their property and any pathways next to their property down to pavement within 24 hours after a snowfall ends. If you fail to do this, you can be fined. The fine is $250 for an offence. A second offence brings a $500 fine. A third offence within 12 months means you’re looking at a $750 penalty. The city will hold the property owner accountable. That means if the sidewalk isn’t cleared, the city will send a ticket to you, regardless of what your lease says. You can’t say, “I told my tenant to do it.” The city doesn’t care. They’ll fine you. Then it’s up to you to get that money back, only if your lease allows it. Single-Family Homes: The Tenant Usually Gets the Shovel If you rent out a single-family house, the tenant usually takes on the job of snow removal. That makes sense. The tenant lives there. They use the driveway and the walkway. It’s logical to expect them to keep those areas clear. But here’s the key: you must put this in writing. If your lease doesn’t say the tenant is responsible, they aren’t automatically responsible. You can’t rely on a handshake or a spoken agreement. You need to include language in the lease that states the tenant must clear the snow. For example, you might write: “The tenant is responsible for clearing snow from all walkways, driveways and private areas within 24 hours after a snowfall.” Without this you have no basis to make the tenant do it. Multi-Unit Buildings: The Landlord’s Domain Things get more complicated in multi-unit buildings. In apartments or condos, the landlord is legally required to keep common areas clean. This includes sidewalks, entrances, stairs, and parking lots. The Residential Tenancies Act says landlords must maintain these areas within a certain time after a snowfall. That means the landlord needs to arrange for snow removal in shared spaces. This makes sense. In a building with more than one unit, no single tenant should be in charge of the main walkway. The landlord is the one who owns the property so they’re responsible for keeping the areas safe and accessible. What About Areas Like Balconies and Parking Stalls? Tenants are usually responsible for clearing snow from spaces like balconies private entrances and assigned parking stalls. Only if the lease says so. The key phrase here is “if the lease says so.” If your lease doesn’t mention it, the tenant may not be obligated. Shared areas are usually the landlord’s responsibility. If you want to assign outdoor tasks to tenants, you can, just make sure it’s written down. Protecting Yourself: What Every Lease Should Include Given all of this, here’s what I recommend every Calgary landlord include in their lease agreement: First, be specific. In single-family homes, clearly state that the tenant is responsible for snow removal on all walkways, driveways and private areas. Don’t assume the tenant knows. Second, be clear about multi-unit buildings. Say that the landlord handles areas.. If tenants are responsible for balconies or private entrances, make that clear in the lease. Third, don’t rely on agreements. A conversation doesn’t count in court. Everything must be in writing. Fourth, know your obligations. The city will hold you accountable for sidewalk snow removal. Plan for it, even if your lease says the tenant is responsible. Finally, consider hiring help. Many landlords contract snow removal services. Pass the cost to tenants through rent or as a separate charge. What Happens When Nobody Clears the Snow? If snow isn’t cleared and someone slips and falls, the consequences can be serious. Slip and fall claims in Alberta can lead to financial payouts. Municipalities hold property owners responsible for keeping sidewalks clear. That includes units, owner-occupied Calgary rentals, and even vacant properties. The smart move? Don’t wait until winter hits to figure out who’s responsible. Get it in writing. Make sure both you and your tenant understand what’s expected before the snow starts falling. Conclusion Understanding snow removal obligations for Calgary landlords and tenants is one of the 10

Blog, Tenant Tips

Rental Disputes in Alberta: How to File, Prepare and Navigate RTDRS

Blog, Tenant Tips / Hafil Perincheeri

I want to paint a picture that may feel all too familiar. You have moved out left the spot spotless and now the landlord holds your security deposit with no explanation. You are a landlord and a tenant has not paid rent for three months and ignores your calls. Either way you are stuck. What do you do? The RTDRS rental dispute process provides a solution. RTDRS is Alberta’s lower‑cost alternative to court for resolving landlord‑tenant disagreements. In this guide I will walk you through the RTDRS rental dispute process step by step from filing your application to enforcing your order. Whether you are a tenant fighting for your deposit or a landlord seeking possession knowing the RTDRS rental dispute process can save you thousands of dollars and months of stress. What Is the RTDRS? RTDRS is a tribunal created under Alberta’s Residential Tenancies Act. Think of RTDRS as a court made just for rental disputes. RTDRS deals with rent, security deposit claims, repairs and eviction matters. RTDRS can offer mediation or a hearing and issue orders that can be enforced if necessary. RTDRS gives an alternative to court and it is designed to be faster more informal and less expensive. Most people represent themselves without lawyers. The RTDRS handles rental disputes over security deposits and deductions rent arrears or disagreements about charges, serious repair or habitability issues that a landlord will not fix rental disputes connected to notices to end tenancy or eviction and issues about entry or privacy. If you are wondering whether the RTDRS rental dispute process is right for you begin by confirming that your issue is within RTDRS’s jurisdiction. Step 1: Before You File: The Notice Requirement One of the important and often overlooked, parts of the RTDRS rental dispute process happens before you even fill out a form. You cannot simply file an application. Expect RTDRS to sort everything out. First, you must give the party a formal written notice and a reasonable opportunity to resolve the issue. For example, if you are a tenant dealing with a repair issue give your landlord a written notice describing the problem. Request a reasonable timeframe for completion. If you are a landlord dealing with rent you must follow the proper notice requirements under the Residential Tenancies Act. Keep copies of everything these notices become evidence later in the RTDRS rental dispute process. If the problem is not resolved after you have given notice you can proceed with your application. Step 2: Gather Your Evidence Evidence is the backbone of any rental dispute case. Strong evidence includes copies of the lease, payment records, dated photos and videos repair requests and written communications, receipts and invoices text messages and emails, and witness notes and statements. Organize your evidence with timelines and labels. The more organized you are, the easier it is for the adjudicator to follow your case. Bring copies, not originals. Keep the originals safe. Your evidence should directly connect to your claim. If you are disputing a security deposit deduction have your move‑in and move‑out inspection reports ready. If you are seeking a repair order document every communication with your landlord. Step 3: Complete and File Your Application Now it is time to get official. Complete the RTDRS Application for Dispute Resolution form. Fill in your contact information and the property address. Provide a concise statement of the dispute. State what remedy you want: payment, repair order or possession order. Attach your supporting evidence. Submit the application online by mail or in person. Pay the $75 filing fee. Apply for a fee waiver if eligible. RTDRS will give you a Notice of Hearing with the date, time and location of your hearing. Act promptly after attempts to resolve the problem because delays can affect your evidence and outcomes. Step 4: Serve the Other Party Once you have filed, you must give a copy of the application package application form, evidence, and Notice of Hearing to the other party. The other party is called the “respondent.” You must serve them at least three clear days before the hearing. Then file proof of service with RTDRS. If the other party is not properly served, the hearing may be. Your application may be dismissed. Step 5: Prepare for. Attend the Hearing The hearing is your opportunity to present your case. Most hearings are conducted by phone, online or in person. Attend on time. Follow the adjudicator’s instructions. Present your evidence concisely and calmly. Ask for the remedy you want. Prepare a timeline of events mark key documents for quick reference and plan what you will say. If the other party does not show up the adjudicator may still Make a decision based on your evidence. At the conclusion of hearings the Tenancy Dispute Officer will give verbal reasons for their decision and a written Order. Step 6: Enforce Your Order Getting an order is half the battle. The RTDRS Order takes effect when it is entered (filed) at the Court of King’s Bench and served on the respondent(s). If the respondent fails to pay a judgment, the next step is debt collection. You may apply for a Writ of Enforcement at the Court of King’s Bench. For possession orders contact a Civil Enforcement Agency. It gives you a binding order, but you must take the final steps to enforce it. Conclusion The rental dispute process is one of the powerful tools available to Alberta landlords and tenants. RTDRS offers a lower‑cost alternative to court for resolving rental disputes. From unpaid rent and security deposit claims to repair issues and eviction matters RTDRS can hear a range of cases. The key to success is preparation: gather evidence follow the proper notice requirements, complete your application carefully, serve the other party correctly and present your case clearly at the hearing. Whether you are a tenant fighting for your deposit or a landlord seeking possession understanding the rental dispute process is your path to a fair resolution. Your dispute does not 10

Cannabis Clause for Alberta Landlords and Leases

Blog, Alberta Tenancy Law

The Cannabis Clause: What Alberta Landlords Can and Can’t Write Into Their Leases

Blog, Alberta Tenancy Law / Hafil Perincheeri

Imagine this. You have just completed a turnover on your rental unit, new paint, new carpets, everything clean. You are feeling good. Then your new tenant moves in and within a week you receive a complaint from the neighbor about cannabis smoke coming through the walls. Does this sound familiar? This is one of the common problems landlords deal with today. What you can and cannot include in a cannabis lease clause in Alberta is surprisingly complicated. The short answer is yes, you can stop smoking, vaping or using cannabis inside your units and on your property. How you write that clause is very important. A lot. In this guide, I will explain the rules, how to create an enforceable clause, and what to do when things go wrong. Your Lease Is Your Defense: If You Use It Right I will start with the basics. No law in Alberta completely stops cannabis in rental units. Instead the rules are set by your lease agreement and any building rules you have created. The Residential Tenancies Act allows landlords and tenants to set terms in a written lease, including rules about smoking and vaping as long as those terms do not break any other laws. That means you can lawfully stop smoking, vaping or using cannabis in units and on the property through a clear lease clause or building rule. The catch? It has to be clear. If your rule is unclear hidden in print or confusing you are creating a situation for a dispute. Believe me I have seen it happen. A written rule helps protect your investment. An unclear one leads to a problem. Yes, You Can Ban Cannabis Entirely: Here’s How Let me be clear: landlords can stop the use of cannabis in units and common areas as long as the rule is clearly written into the lease and the tenant agrees to it. This includes smoking on balconies, patios and outdoor areas connected to the unit. In fact you have the right to stop smoking of any kind, tobacco, recreational cannabis, vaping, on your property. Even though cannabis is legal in Canada your lease can still stop its use. That means if your lease has a 100% smoke-free rule a tenant can be removed for smoking on their balcony, patio or inside the unit. So how do you create a cannabis lease clause in Alberta? Here’s what I suggest. First, define “smoking” clearly; include cigarettes, cigars, pipes, cannabis and e-cigarettes. Second, name every area the restriction covers: the interior of the unit, the balcony or patio any attached outdoor space and common areas. Third, explain the consequences of breaking the rule. A verbal promise from a tenant isn’t enough. The clause needs to be part of the lease. Added as a signed addendum. You can also stop the growing of cannabis in the agreement. That’s an issue with smoking and it should be clearly mentioned in the lease. What If You Don’t Have a Cannabis Policy at All? Here’s where landlords often make mistakes. If your rental agreement says nothing about smoking it is generally allowed inside the unit. That is the default. Unless it causes problems damages the property or goes against building insurance a tenant can smoke. In words if you did not write it down you cannot enforce it. A cannabis lease clause in Alberta only works if it is written down. That is why I always advise landlords to look at their lease agreements before each tenant. If you are managing a property without a smoking rule, you cannot change the lease during the term unless both sides agree. Changes are usually possible at the time of renewal with notice. Municipal rules and condo rules can also affect where smoking or vaping is allowed in -unit buildings. So check those too. Medical Marijuana Changes the Equation This is where things get more complicated. Landlords cannot refuse help for a disability just because a lease has a ban on smoking or cannabis. You can, however, ask for steps to reduce risk or disturbance, like better airflow, filters or limiting certain ways of using it. A documented disability cannot be treated unfairly without a reason. If a tenant needs cannabis, you may need to help them while still protecting your property and other tenants. This is one of the parts of enforcing a cannabis lease clause in Alberta. What About Second-Hand Smoke Complaints? Even if you have a cannabis lease clause in Alberta, you still have a duty to handle second-hand smoke complaints. Under the RTA, tenants have the right to live in a safe place. If cannabis smoke from one unit affects another tenant’s health or peace, you have a responsibility to look into it and fix it. Persistent cannabis smell that comes through walls, vents or shared areas can affect the livability of the building. If a tenant complains about smoke coming in, take it seriously. Keep a record of the problem with dated photos, logs of times and smells, and statements from neighbors. If the landlord does not act, tenants can ask for help through dispute resolution. So as a landlord, dealing with these complaints quickly helps protect you from problems and shows tenants that you care about their concerns. When a Tenant Violates the Clause, What Do You Do? So what happens when a tenant breaks your cannabis lease clause in Alberta? First, write everything down. Take pictures keep records and collect statements from neighbors who are affected. Then send a written notice to the tenant explaining the violation and giving them a chance to fix it. If they keep smoking despite lease terms and warnings you may need to start the process of removing them. You can apply to the Residential Tenancy Dispute Resolution Service or the court for an order to take possession. The RTDRS is usually faster more informal and cheaper than going to court. Conclusion A cannabis lease clause in Alberta is not legal; it is one 10

Blog, Real Estate, Tenant Tips

The International Student Shift: What Canada’s Changing Enrollment Means for Landlords in Vancouver, Edmonton and Calgary

Blog, Real Estate, Tenant Tips / Hafil Perincheeri

If you have been watching Canada’s market over the past year you have probably seen a change. Vacancy rates are going up. Rent prices are easing. Units that once filled in a day are now empty for weeks. Several reasons explain this shift. The most important is the big drop in international student enrollment. The way international students rent in Vancouver, Edmonton and Calgary has changed a lot. Landlords who notice this change can adjust and succeed. In 2026 international student enrollment in Canada fell 26 percent in the 2025-26 year. New arrivals in the first three months of 2026 were down 79 percent compared to 2024. In this guide we will walk through what’s happening in each of these three markets how the decline is reshaping rental demand and what landlords can do to attract the international students who are still coming. The Big Picture: What’s Driving the Decline Before we look at each city let us give you the picture. The government’s 2026-2028 Immigration Levels Plan cut new temporary resident arrivals from 673,650 in 2025 to 385,000 in 2026a 43 percent reduction. International student permits alone dropped by half. Study permit holders fell sharply by March 2026. This is not a temporary change. It is a shift that is changing rental markets across the country. The average asking rent reached $2,008 in March 2026 down 5.3 percent from the year marking the 18th straight month of year-over-year declines. Units that were often occupied by students and temporary workers are no longer in the same demand. For landlords who have relied on students renting in Vancouver, Edmonton and Calgary this means adapting to a new reality. Vancouver: The Hardest Hit Market Vancouver is the market that feels the impact strongly. Lower international student enrollment has tightened British Columbia’s market. The population drop is directly tied to international students. Vancouver, close to universities such as UBC and SFU, has long attracted international students. In 2026 that flow has slowed to a trickle. For landlords who want to attract students the environment has changed. In 2026 the total cost of housing in Vancouver for students usually falls between $975 and $1,900 a month depending on the type of accommodation and the neighborhood. On‑campus housing at Vancouver universities costs about CAD 1,000 to 1,800 per month. Private rentals must therefore be priced competitively. Must stand out. How can you attract students in this market? Listings that specifically target students, such as the one at 2780 48th Avenue E described as “Perfect for clean responsible tenants and international students” become more common. When you market to students renting in Vancouver be clear about your target audience highlight proximity to transit and universities and consider flexible lease terms. Some listings state preferences like “Prefer female International Student” to attract specific groups. Edmonton: A More Resilient Market Edmonton tells a different story. While the national decline in students has touched the city Edmonton’s rental market has shown more resilience. Purpose-built one‑bedroom units in Edmonton average $1,230 to $1,480 per month (up about 4 to 6 percent year over year). On‑campus housing at MacEwan University for 2026-2027 costs $886 to $1,062 per month all‑in. Edmonton offers options for international students renting in Edmonton. Purpose‑built student housing like 1Ten on Whyte provides furnished studios, bachelor, 2‑bed 3‑bed and 4‑bed suites with everything included, heat, utilities and a welcoming community for local and international students. Leases are flexible ranging from 3 to 15 months. Homestays also form a part of the Edmonton market One host family calls themselves “an experienced host family who genuinely enjoy sharing our space and culture especially with international students and travellers.” Another host, a couple with three years of experience hosting international university students offers rooms on the main floor and basement. For landlords in Edmonton the plan is different. Although the number of students has dropped the students who come are often looking for specific experiences, community, cultural exchange and affordability. If you can present your property as offering these things you can still attract international students renting in Edmonton. Calgary: The Middle Ground Calgary sits between Vancouver’s decline and Edmonton’s relative stability. The city still draws students but competition for tenants has grown stronger. Properties near the University of Calgary and SAIT remain sought after. Private rooms near the University District list for $1,150 to $1,217 per month. All‑inclusive living options like Encore at the University District advertise “heat, water, electricity and high‑speed internet included” to appeal to students who want costs. The homestay market in Calgary is also active One host family says they have ” experience hosting international students and understand the importance of a safe quiet and supportive living environment.” Another listing targets “. For landlords, the key to attracting students renting in Calgary is differentiation. With fewer students overall you must offer something that stands out, whether that is all‑inclusive pricing, proximity to campus, a community environment or flexible lease terms. Listings that read “Student or “Perfect for students looking for temporary accommodation” are more likely to catch attention. What Landlords Need to Know Going Forward The landscape of students renting in Vancouver, Edmonton and Calgary has changed a lot. The era of guaranteed student tenants is over. Landlords who want to succeed in this segment must adapt. International students are now more selective. They have options. If your property does not offer value, convenience or community they will look elsewhere. My advice? First be clear in your marketing. Use keywords like ” students,” “student‑friendly,” and “near university.” Second offer all‑inclusive pricing. Students value predictability. Third consider lease terms. Many students need 3 to 8 month leases, not 12‑month commitments. Fourth build relationships with universities and student organizations. They can be a source of referrals. Fifth, create a sense of community. Students far from home value environments. Conclusion The days of assuming international students will fill your units are over. That does not mean the market has disappeared. International students are still coming to Canada, in 10

Flex space industrial-office hybrid in Vancouver, Edmonton and Calgary

Blog, Real Estate

The Hybrid Revolution: Why Flex Space Is the Growing Commercial Category in Vancouver, Edmonton, and Calgary

Blog, Real Estate / Hafil Perincheeri

Have you noticed how the line between office and industrial space is getting mixed up? You’re not imagining things. The way people work has changed a lot because of hybrid work models. This has completely changed what companies need from their buildings. Here comes flex space: managing industrial-office hybrids in Vancouver, Edmonton and Calgary, the growing type of commercial real estate in Canada. These hybrid spaces mix warehouse and office features in one place giving companies the ability to change as their needs change. In 2026 the need for space: managing industrial-office hybrids in Vancouver, Edmonton and Calgary is increasing fast as companies look for ways to be more flexible save money and be more efficient. In this guide I’ll explain what flex space really is, why its becoming so popular and what property managers should know to do in this changing area. What Is Flex Space? I want to start with an explanation. Flex space, which is short for ” space ” is a type of commercial property that includes parts of industrial, office and sometimes retail space in one building or room. Think of it as a mix that can be used in ways. A typical flex space might have an area that is used as a warehouse with ceilings and access for loading plus a finished office area for work like administration, design or meetings with clients. The main thing is that it is flexible. Companies can use the space for manufacturing, storing goods delivering products showing items doing office work or any mix of these. In Calgarys Highfield Industrial district one place has “a mix of warehouse space and well-made office area.” In Edmonton a building has ” office units on the second floor and a small industrial area on the main floor with warehouse and loading access.” This is space: managing industrial-office hybrids in Vancouver, Edmonton and Calgary in action. Why Flex Space Is Becoming Popular in 2026 The growth of space: managing industrial-office hybrids in Vancouver, Edmonton and Calgary is not by chance. Some reasons are making more people look for this kind of space. First, the rise of working from home and working in a mix of places has made companies need traditional office space but more flexible and useful workspaces. One report said, “the use of working from home and hybrid models has made office leasing slow in years.” Second, the growth of shopping and the need to move goods has made companies need more space that has both warehouse and office parts. Businesses need storage for goods and places to manage and talk to customers, all in one location. Third, companies are looking for ways to save money. Flex space is usually cheaper per foot than just office space but has more uses than just industrial space. Fourth, businesses want to be able to change things. Flex space allows companies to grow or shrink more easily than traditional spaces that are only for one use. In Calgary, Space Haven has a place that offers shared storage and office space in the Deerfoot Business Centre. This place is close to the Calgary International Airport and major roads that go to Edmonton and Vancouver. This good location makes space: managing industrial-office hybrids in Vancouver, Edmonton and Calgary very appealing for companies that do delivery and moving goods. Flex Space in Vancouver: Smart Use of Space Vancouver’s space market is growing because the city has high land prices and not much industrial space available. Companies that need both office and industrial spaces are starting to use flex space instead of renting separate buildings. The city’s technology industry in particular has started to use space for startups that need office space and places for making things or testing new products. Even though there are not many flex space listings in Vancouver as in Calgary or Edmonton, the trend is clear: companies are looking for spaces that can do more than one thing. The “tech-creative office and flex-industrial spaces” that are starting to appear in places like Ottawa are an example of what is happening in Vancouver. In a place where land’s expensive like Vancouver, flex space: managing industrial-office hybrids in Vancouver, Edmonton and Calgary gives companies a way to use every bit of space well. Flex Space in Edmonton: Industrial Area Adapting Edmonton’s part of the city that is known for industry is changing to fit the space trend. The city has an industrial background and more people want spaces that can be used in different ways. The mix of office and warehouse space in one building helps companies keep all their work in one place and save money. For people who manage these buildings this means they need to understand what the people who rent the space need. They need to make sure there is power for both computers and big machines. They need parking for employees and the trucks that bring things in. They need rules that allow both types of work. They need to manage the building in a way that works for both office and industrial needs. Flex Space in Calgary: A Growing Center Calgary is becoming a place for flex space: managing industrial-office hybrids in Vancouver, Edmonton and Calgary. The city has an industrial background and a growing technology area, which is making more people look for flexible spaces. Buildings that have areas for storage with office spaces are becoming more common. A property at 1259 Highfield Crescent SE has “a mix of warehouse space and well-made office area.” Another property in Calgary has a “designed 3,835 SF flex industrial area” that has “a good mix of office and warehouse space including 1,899 SF of warehouse and 1,936 SF of office space on two levels.” This mix is what companies want. The South Airways Business Centre has 5,612 SF of space that can be used for industry and is near big roads. The flexible I-C zoning makes these spaces good for different kinds of work. For property managers this 10

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Author name: Hafil Perincheeri

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The Hybrid Revolution: Why Flex Space Is the Growing Commercial Category in Vancouver, Edmonton, and Calgary

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