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Property Management Frequent Asked Questions

Qualification on Property Management

Not all property management companies are created equally. Levels of experience can vary widely, as can the rates that property managers charge.

You should do your due diligence on prospective property management companies and ask them the following 8 basic questions when shortlisting a property manager for managing your rental property.

(1) Are you Licensed in BC?
(2) How long have you been working in real estate in Greater Vancouver?
(3) Will you charge me if you can’t find tenant? or when my property is vacant?
(4) Do you have references or testimonials?
(5) How will you market my rental property, without sacrificing tenant quality?
(6) Will you provide online Virtual Tour to my perspective tenant for viewing my property?
(7) How do you determine rent amount, without sacrificing landlord’s interest?
(8) Do you visit my rental property and conduct property inspections regularly?

If you are looking for professional Rental Property Management, please visit www.RentalPropertyManagers.ca

We are a licensed and insured professional Property Manager by the Real Estate Council of British Columbia.

We have a profound knowledge of real estate areas from experience and on-going education. Our rental property management license is providing a real estate service on behalf of a fully-licensed real estate brokerage REMAX.

Besides, all our support and customer-facing staff are expected to complete the education from UBC Real Estate Council licensing course and pass the examination.

Our teams always want to inspire you and provide professional and high-quality customer service.  Visit our TEAMS PAGE for more details of our property manager and management team..

If you lack the time or expertise needed for day-to-day management of your property, an expert property manager can help you make a big difference in your investment success.

We are well-trained, licensed and experienced property managers from REMAX. As a licensed manager, our services to clients always reflect the BC Tenancy Act and accompanying regulations, we adopt the standard lease agreement template from BC Residential Tenancy Branch (RTB).

In addition, you will receive an official Monthly/Annual Statement from REMAX, itemizes your rental income, expenses during the month and calendar year, these official documents are useful for you to file your annual tax return and prove your property is rented in a particular month.

We believe that hiring a licensed manager is the right approach you should take for protecting your investment.

Visit THIS PAGE for more details.

Our Property Management Services

We focus on Vancouver, Burnaby, New Westminster, Surrey, Richmond and Coquitlam in the Greater Vancouver at the moment. If you are looking for property management service in other areas, we are happy to refer you to our property managers in REMAX.

You may find our managed property in our service area FROM HERE.

Our main focus is on residential rental for Condo, House, Townhouse and Duplex. We also work on commercial rental.

You may find our rental listing from HERE

Having photos attached on ads has already a norm for promoting rental, we want to do more than that so that your property will get more attention from the public, and you will find a good tenant faster than others.

3D Virtual Reality is a powerful tool to let the prospective tenants view the interior layout of your property online using their computer or mobile device anytime, without scheduling to visit your property onsite. We don’t want you to miss out any opportunity of finding a good tenant, especially your property is located in the area with many opening rental listings.

By the way, we’ll NOT charge any photo or Video fee to our clients.

Visit THIS PAGE for more details.

We target to reply the viewing request and start to process the received application in 24 hours. We don’t want to miss any opportunity of finding a good tenant.

We accept viewing request from prospective tenant on THIS PAGE

Prospective tenant can also download our application from HERE

Tenants must submit us an application form should they want to apply our rental property. The main purpose of application form are :
(a) As an official application from serious tenant
(b) Clarify what is being offered to rent
(c) Gather tenant information on one central form
(d) Obtain consent for reference/credit checks

See more our APPLICATION FORM

We keep the front door very tight, meaning we only let a good tenant placed on your property.

We carefully screen each prospective tenant application and verify his/her background, such as rental history, employment and credit history. We will not jeopardize owners’ interest by recommending a non-qualified tenant to owner.

There is no simple answer. We will do a detailed analysis of the rental market, factoring in the condition, location, and amenities of your property along with the current rental market. According to our experience, the tenant placement usually takes from 1 – 6 weeks depends on the neighborhood, price, and the condition of the property.

We usually obtain feedback from the prospective tenant after their viewing of your property, and discuss with you to adjust any marketing strategy for making sure the property will be rented out successfully with your best interest.

Absolutely. We will communicate with you throughout our agreement and keep you aware of any issues that may arise. We will contact you at reasonable times to discuss any repairs and notify you of the rental status.

Yes, we will visit and inspect your property periodically to spot any obvious areas of concern, and will take the necessary follow-up action.

Regular inspection will help to protect your property value and to ensure your Owners’ Home Insurance remain valid as required by the insurer.

We are from REMAX. If you need assistance in the buying or selling of property we can always refer an experienced and professional Realtor from REMAX or reputable real estate brokerages to you.

Yes, Document can be signed in a hard copy or electronically online. e-sign  is simple, quick, secure and legally binding, and save your hassle, especially you are out-of-town.

HERE is the tutorial (less than 2 minutes) for how the online signing works.

We do want to publish our prices for transparency. However, we find that there is no one-size-fit-all price quote for all customer and all situations, and we hate to charge our clients more than they should be.  Hence, we prefer to take an approach by understanding our clients’ needs before quoting them a reasonable and fair price.

Please be assured our pricing policy is simple & straight-forward, you will not over-charge and charge any hidden fees. Visit THIS PAGE for more details.

Our Property Management Pricing

There are 3 major categories of our Property Management services :

(a) Tenant Placement Services (i.e. we find Tenant for you)
(b) Property Management Services (i.e. we manage your property after the tenant Placement)
(c) Specialized Services (i.e. we handle your specific needs)

Typically, you will be charged a flat fee per our Tenant Placement Service, and a percentage of the monthly rent for monthly Property Management services. As for the specialized Services, this has to be case-by-case based on your specific need.

Our pricing policy is simple & straight-forward, and we guarantee no hidden fee. Visit THIS PAGE for more details.

No, we will not charge any application fee, setup fee, registration fee and booking fee to both owner and tenant.  We’re proud not to charge these hidden fees and have straight-forward pricing to our clients. Visit THIS PAGE for more details.

Tenancy Agreement

A tenancy agreement establishes the right and responsibilities for landlords and tenants.
If a landlord would like to prohibit or limit something within tenancy it will generally need to be written in the agreement.

RTA (Residential Tenancy Act) states that a landlord must prepare a written agreement that must include prescribed standard terms.

A landlord may add additional terms (addendum) to an agreement so long as the terms are distinguishable as separate from the standard terms and is consistent with the RTA.

We will work together with the landlords and tenants to prepare both the Standard & Addendum in Tenancy Agreement.

A landlord may include a term that allows pet, prohibits pets, or restricts the size, kind or number of pets a tenant may keep.

This does not apply to guide and service dogs. All tenancies are subject to the Guide Dog and Service Dog Act.

A landlord may prohibit the smoking/vaping of tobacco, cannabis or any other combustible material in the rental property, and specify it in the tenancy agreement

With the tenant’s consent, which is given by having all parties initial and date the change, a landlord may make changes to an agreement.

Changes may not alter the content of a standard term.

If this is a fixed term tenancy and the agreement does not require the tenant to vacate at the end of the tenancy, the agreement is automatically renewed at the end of the fixed term tenancy as a monthly tenancy on the same terms until the tenant gives notice to end a tenancy as required under the Residential Tenancy Act.

According to the Section 3 of the Residential Tenancy Act, it states that :

“A person who has not reached 19 years of age may enter into a tenancy agreement or a service agreement, and the agreement and this Act and the regulations are enforceable by and against the person despite section 19 of the Infants Act.”

A company name can be specify as a tenant, and it will not make it a commercial tenancy.

What makes it a commercial or residential tenancy is the use of the space. If they’re going to have people live in it, then it will be considered residential lease.

Payment & Trust Account

Trust Account is an account where money is deposited by one for the benefit of another. The money is devoted to a particular purpose (e.g. for rental payment) and cannot or should not be diverted for other.

All the payment will go through REMAX directly, meaning that all the money received (including rent, deposit etc.) will be paid to REMAX trust account, our REMAX finance team will verify and prepare the monthly balance crediting to owner’s destinated bank account. Our Property Manager and staff are NOT allowed to receive rental payment in their own name at any time.

You will receive an official REMAX monthly and annual statements with all the transactions during the period. (See SAMPLE)

We accept PAD (Pre-Authorized Debit) for monthly rental payment. This is an efficient and secure method of rental payment from tenants. Tenants should complete a Pre-Authorized Debit contract and provide a VOID Cheque or Pre-Authorized Debit form (obtained at your bank) when the lease agreement is signed. Rental payment will then be automatically debited from the specified account to REMAX Trust account on the first day of each month.

We normally don’t accept personal cheques or cash for rental payment.

A void cheque is a cheque with the word “VOID” written across it (See sample HERE), which prevents anyone from filling out the cheque and using it to make a payment.

We will ask landlord and tenant to provide us a void check for setting up an electronic link to their bank account for automatic rental payments, so that the monthly rent is automatically withdrawn from tenants’ account to our REMAX trust Account, and the rental income is credited to Landlord’ account from the REMAX trust Account.

To prepare a void cheque, simply take one of your cheques and write “VOID” across it in large letters using a pen or permanent marker. Make sure not to cover the numbers in the lower left of the cheque – this is the banking information that is required for us to set up the link to your account.

In case, your bank account is not a chequing Account and you don’t have a bank cheque book, you can talk to your bank, they should be able to issue a VOID Cheque (some bank called VOID Cheque form, in this case) for you quickly.

Yes, you will receive an official REMAX monthly and annual statements with all the transactions during the period. (See SAMPLE)

Sublet & Assignment

A sub-tenant rents a residence from the original tenant(s) with the agreement of the original tenant(s) and the original tenant’s landlord.

A sub-tenant may also occupy a residence during the original tenant’s temporary absence with the agreement of the original tenant(s) and the original tenant’s landlord.

To sublet, a new tenancy agreement (a sublease agreement), must be signed by both the original tenant and the sub-tenant. The original tenant then becomes the sub-tenant’s landlord – both this relationship and the one with the original landlord involve enforceable rights and responsibilities.

The sub-tenant only has the same rights and obligations outlined in the original tenancy agreement – the agreement with the sub-tenant cannot contradict the original tenancy agreement.

When the original tenant finds someone to take over the tenancy agreement – usually to get out of a fixed-term tenancy early.

In these cases, the new tenant assumes all of the rights and responsibilities under the original tenancy agreement – unless the landlord and new tenant agree to new terms or a sign a new agreement.

Speculation and Vacancy Tax

Please refer to What is the speculation and vacancy tax? from THIS PAGE in government website

Please refer to What Are the Exemptions to the Speculation and Vacancy Tax? from THIS PAGE from Government Website

Please refer to How Do I Pay the Speculation and Vacancy Tax? on THIS PAGE on Government Website

Deposit

Security Deposit is a condition for Landlord of entering into a tenancy agreement with Tenant. The maximum amount of a security deposit is one half of one month’s rent, per tenancy agreement.

The payment of a security deposit must be collected before the start of a tenancy.

If a landlord allows a tenant to keep a pet in the rental property, they may collect a pet damage deposit of up to one half of a months rent.

Landlords are not permitted to collect additional deposits if the tenant has more than one pet.

Deposits are generally taken at the start of a tenancy.

In the case of a pet damage deposit, when the landlord allows a tenant keep a pet, it can be at the start of a tenancy or during the tenancy

The landlord must calculate the interest owing on the full amount of the security or pet damage deposit, before any deductions are made. The interest is calculated based on an interest rate set at the beginning of each year.

Note: the interest payable on deposits has been 0% since 2009

– Give the landlord proper written notice to end the tenancy.
– Provide a forwarding address to the landlord, in writing.
– Thoroughly clean the unit and fix any damage done (besides wear and tear).
– Remove all belongings.
– Participate in the move-out condition inspection (or have a representative participate on your behalf).
– Sign and date the completed move-out condition inspection report.

– If there is damage beyond normal wear and tear and the tenant agrees to an amount of compensation in writing.
– If the landlord applies for dispute resolution to keep all or part of the deposits and is awarded an amount by an arbitrator.
– If the tenant moves out and does not provide a forwarding address in writing, within one year of moving out.
– Use the Holding Deposits Calculator and get information about returning and keeping deposits

Rent Increase

In BC, RTA (Residential Tenancy Act) address permissible and prohibited rent increases. Landlords are not permitted to raise rents except in accordance with the provisions of the RTA (unless an Order is obtained from the Residential Tenancy Branch authorizing a rental increase in your case).

By default, the RTA allows landlords to increase the rent once every 12 months in an amount up to the maximum annual-published percentage amount permitted under the Regulations, which in 2020 is 2.6%

Our property manager will proactively discuss with you on the rent increase for your property annually. Once you agree to the rent increase for the year, the property manager will complete all the paper work and send a Notice-of-Rent-Increase to the tenant with at least 3-month advance notice.

See More : BC GOVERNMENT WEBSITE

Rent Increase Notice must be delivered to the tenant three whole months notice, in writing, of a rent increase.

E.g. If the rent is due on the 1st of the month and the tenant is given notice any time in January, including Jan 1st, the months are February, March and April, so the increase would begin on May 1st.

Non-Resident Landlord

Yes, Document can be signed in a hard copy or electronically online. e-sign  is simple, quick, secure and legally binding, and save your hassle, especially you are out-of-town.

HERE is the tutorial (less than 2 minutes) for how the online signing works.

The short answer is YES, you can.

However, owning a rental property while residing outside of Canada is always a challenging topic, because you need to understand the local procedure and rules involved and how they apply to you when owning or renting a property.

We recently receive many queries from Hong Kong, asking the similar questions, as they are planning to immigrate or return to Vancouver in next couple years. They want to purchase a new home now and rent it out for a stable income, until they later decide to come to land in or to return to Vancouver.

It is always wise to plan ahead, and you need a professional to provide you a complete and correct information before making the decision of purchasing or renting property in Canada. Always consult your accountant and/or lawyer to understand the detailed accounting procedure and tax rules involved, and how it applies to your case.

As a licensed Property Manager from REMAX Crest, even though you might be on the other side of the world, we can certainly help you find a rental property, find tenants, check in on your property, coordinate property repairs, home insurance, NR4 monthly remittance to CRA (Canada Revenue Agency) …. Most of all, we’ll give you the peace of mind to live and work comfortably abroad.

We have rich experiences on managing non-resident rental property in Greater Vancouver, refer to our information on OUR PAGE “Non-Resident Property Owner – Renting out your Property in Vancouver while living abroad”

Yes. Any person remitting rents to a non-resident is required to withhold and remit to the Canada Revenue Agency (“CRA”) 25% of the gross rents paid. Most tenants, however, are unaware of this obligation.

Accordingly, many non-residents with rental property in Canada remit 25% of their gross rental income to the CRA on their own account.

You can file a Section 216 elective return to get some of the 25% withholding taxes refunded. You only have 2 years (and in some cases 6 months) from the year-end to file the Section 216 elective return. If you don’t file then the 25% withholding tax is a final payment of tax in Canada.

The section 216 tax return can be filed to pay tax on the net rental income (gross sales – rental expenses = net rental income) of the rental property at Canada’s marginal tax rates. This generally allows a a portion of the taxes withheld to be refunded.

Typical rental expenses include advertising, insurance, interest, legal & accounting costs, management & strata fees, maintenance and repairs, property taxes, utilities, and any relevant travel costs related to maintaining the rental property.

These must all be expenses incurred for the purpose of making money with your rental property and documented by receipts.

Landlord or Property Manager to access Rental Property

Landlords have rights to access residential rental units in some situations, but there are important restrictions on those rights.

Please refer : GOVERNMENT WEB PAGE, which lists out all the scenarios clearly.

 

Pet

A landlord may include a term that allows pet, prohibits pets, or restricts the size, kind or number of pets a tenant may keep.

This does not apply to guide and service dogs. All tenancies are subject to the Guide Dog and Service Dog Act.

If a landlord allows a tenant to keep a pet in the rental property, they may collect a pet damage deposit of up to one half of a months rent.

Landlords are not permitted to collect additional deposits if the tenant has more than one pet.

If the tenancy agreement says that pets aren’t allowed and the tenant gets a pet, two things could happen:

1. The landlord may give the tenant a “breach letter” that explains how the agreement has been broken, how much time is allowed to remove the pet and what will happen if the pet is not removed (e.g. eviction)

2. The landlord and tenant may agree to change this term and record it in the agreement

Tenants must make sure their pets don’t unreasonably disturb others. The landlord must take action if there’s any complaints about a tenant’s pet.

After speaking to a tenant, the landlord should follow up with a “breach letter” and the reasonable of time allowed to resolve the problem.

If the problem continues, a landlord can serve a 1 Month Notice to End Tenancy if a tenant’s Pet.

A landlord may take similar action if a tenant gets a pet and their tenancy agreement does not allow it or if a tenant’s pet causes problems.

Move-In & Move-out Condition Inspection

A condition inspection documents the state of the rental unit at the start (Move-In) and end (Move-Out) of tenancy.

It is a requirement under the RTA (Residential Tenancy Act) for a landlord to schedule and complete a condition inspection with their tenant and failure to do so could result in a landlord forfeiting their right to claim for damages or cleaning.

A landlord must schedule a condition inspection in accordance with the Regulations.

The landlord must offer one opportunity either in writing or orally, if the tenant doesn’t agree they may propose an alternative time.

If an agreement on a date/time can’t be reached or if the tenant doesn’t response, landlord must serve a “Notice of Final Opportunity to Schedule a Condition Inspection”.

There are 2 scenarios:

(1) If the Utilities is included in the rental terms, landlord will be responsible for the electricity service and bills for the rental property during the rental period.  Landlord should continue to keep the BCHydro service under his/her own account. If the property is a new one without any previous BCHydro service setup, landlord should contact BCHydro to create a new account.

(2) If the Utilities is not included in the rental terms, tenant will be responsible for the electricity bills of the rental property during the rental period. Tenant should contact BCHydro for the setup before the tenancy starts.

On the Landlord side, landlord owner may signup a of “Rental Premise Agreement” with BCHydro.  It is an arrangement for landlord owners to assure no interruption of service between the move-in/move-out of tenants.  i.e. the electricity bills will go to tenant account during the rental period. After the tenant move-out or for vacant (between tenants) rental premises, BC Hydro still keep the electricity service for the owner (under owner account) and to avoid additional disconnection/ reconnection costs for vacated premises.

What you need to do next to signup Rental Premise Agreement with BC Hydro (https://www.bchydro.com/toolbar/contact/rental-premises-agreement/rental-premises-agreement-form.html), the following section on the form online is required

  • Site owner/manager contact information : The existing BC Hydro Account #; Company Name = Your existing account Holder Name; and Your phone #
  • Site owner billing address : Landlord’s residential Address (i.e. your residential address, NOT the rental property address )
  • Add Service Location 1 : The Rental Property Address

You should receive a confirmation letter (or email)  after your submission

** In addition, you should also signup an online account with BCHYdro with e-billing  so that you will receive e-statement by email, instead of paper bills to your rental property. https://app.bchydro.com/BCHCustomerPortal/createProfile.html

Change of Landlord

During the tenancy, new landlord may come (e.g. he/she purchases the rental property from the previous one).

The new landlord has the same rights and duties as the previous one and must follow all the terms of this agreement unless the tenant and new landlord agree to other terms.

When a landlord plans to sell a rental property, the tenancy continues. The landlord cannot end a tenancy because they want to sell a rental unit.

Once a property is sold, the buyer becomes the new landlord & the tenancy continues under the same terms. The buyer and the tenants don’t need to sign a new tenancy agreement, but may do so if they both agree.

Two ways a tenancy can be ended if, in good faith, the buyer plans to occupy or use the property for another purpose:

The buyer submits a written request to the seller to end the tenancy before taking possession of the property. Then the seller (or existing landlord) gives the tenant a 2 Month Notice to end tenancy for Landlord’s Use.

Once the buyer takes possession of the property, they can serve a 2 Month Notice to End Tenancy for Landlord’s Use of Property

Once a property is sold, the buyer becomes the new landlord & the tenancy continues under the same terms. The buyer and the tenants don’t need to sign a new tenancy agreement, but may do so if they both agree.

The buyer must serve notice to end the tenancy in good faith if they plan to occupy the unit or use it for other purposes – the tenant has 15 days to dispute that notice.

The tenant has a legal right to peace and quiet while the tenancy continues. The landlord or their agent must provide written notice to the tenant or have their permission to enter and show the unit to prospective buyers or to conduct an open house.

The notice must provide the:

– Reason for entering the rental unit
– Date and time of entry – which must be between 8 a.m. and 9 p.m., unless the tenant agrees to another time

Two ways a tenancy can be ended if, in good faith, the buyer plans to occupy or use the property for another purpose:

The buyer submits a written request to the seller to end the tenancy before taking possession of the property. Then the seller (or existing landlord) gives the tenant a 2 Month Notice to end tenancy for Landlord’s Use.

Once the buyer takes possession of the property, they can serve a 2 Month Notice to End Tenancy for Landlord’s Use of Property

Tenant Death or Bankruptcy

The bankruptcy or death of a tenant affects the tenancy. When someone is named as the executor or administrator of an estate or a trustee of a bankruptcy, the law assigns the rights and responsibilities of the tenancy to that person – they may choose to either continue the tenancy or give notice to end it.

Where a tenancy has been assigned in this way, the landlord’s consent isn’t needed. However, it’s always good for the executor or administrator to inform the landlord of their involvement and keep the lines of communication open.

Repairs & Maintenance

In general,

Landlords must provide rental units that:

– Meet health and safety standards required by law
– Have all of the services & facilities outlined in the tenancy agreement

Tenants are responsible:

– for repairing damage caused by anyone living in or visiting the unit – including pets.
– for maintaininga reasonable standard of health and cleanliness in the unit and surrounding common areas

Tenant are not responsible for reasonable wear and tear from normal usage over time.

Landlords must provide tenants with a 24-hour emergency contact name and number.

They must also change the locks when a tenancy starts, if the tenant requests it. Locks cannot be changed during the tenancy unless both the landlord and tenant agree.

Emergency repairs are necessary if health and safety of the building and property are at risk. This includes situations like:

– Major leaks in pipes or roof
– Damaged plumbing fixtures
– Problems with the primary heating system
– A malfunctioning electrical system
– Damaged or defective locks that make the unit insecure

End of Tenancy

– Give the landlord proper written notice to end the tenancy.
– Provide a forwarding address to the landlord, in writing.
– Thoroughly clean the unit and fix any damage done (besides wear and tear).
– Remove all belongings.
– Participate in the move-out condition inspection (or have a representative participate on your behalf).
– Sign and date the completed move-out condition inspection report.

– If there is damage beyond normal wear and tear and the tenant agrees to an amount of compensation in writing.
– If the landlord applies for dispute resolution to keep all or part of the deposits and is awarded an amount by an arbitrator.
– If the tenant moves out and does not provide a forwarding address in writing, within one year of moving out.
– Use the Holding Deposits Calculator and get information about returning and keeping deposits

A tenancy may end if:

– The tenant or landlord gives notice to end the tenancy in accordance with the RTA (Residential Tenancy Act)
– The tenancy agreement is a fixed term tenancy agreement that, in circumstances prescribed requires the tenant to vacate the rental unit at the end of the term;
– The landlord and tenant agree in writing to end the tenancy;
– The tenant vacates or abandons the rental unit;
– The tenancy agreement is frustrated;
– The director orders that the tenancy is ended;
– The tenancy agreement is a sublease agreement.

Yes, they can.

Both the tenant and landlord are allowed to voluntarily, and mutually, terminate the residential tenancy at a different date than that which is specified in the residential tenancy agreement. This can be done anytime during the tenancy, including the period under the Fixed-term tenancy.

A tenant must give a landlord written notice to end their tenancy – both parties should keep a copy. The notice needs to include the:

– Tenant’s name
– Date
– Address of the rental unit
– Date the tenant plans to leave
– Tenant’s signature

If a tenant doesn’t serve proper notice or leaves a tenancy early, they may be required to pay compensation if the landlord loses money.

A landlord may end a tenancy using one of the following forms:

10 Day Notice to End Tenancy for Unpaid Rent or Utilities (RTB-30)
1 Month Notice to End Tenancy (RTB-33)
2 Month Notice to End Tenancy (RTB-32)
4 Month Notice to End Tenancy. (RTB-29)

A landlord may end a tenancy using the 10-day notice if the tenant

– has not paid rent in full or on the date in which it is due.
– is responsible for paying the landlord the utilities, separate from the rent, and the tenant has not made full payment within 30 days of receiving a written demand with a copy of the invoice.

A tenant has 5 days from the date the notice is received to dispute the notice.

Generally a landlord would use the 1 month notice to end tenancy where the tenant either by their actions, the actions of their occupants/guests or by their negligence has caused an issue significant enough to warrant the tenancy to end.

Common Scenarios includes

– The tenant has repeatedly paid their rent late
– The tenant has significantly interfered with or unreasonably disturbed the landlord or another occupant
– The tenant has caused extraordinary damage
– The tenant has failed to comply with a material term

A tenant has 10 days from the date the notice is received to dispute the notice.

2-month notice is used in situations where

– the landlord, landlord’s spouse, their close family member will be occupying the rental unit.
– the rental unit is sold and the new owner has given written notice to the seller that they or their close family member intends to occupy the rental unit.

The effective date cannot be earlier than the end date of the fixed term, and the tenant is entitled to 1-month of rent compensation.

A tenant has 15 days from the date the notice is received to dispute the notice

Section 49 of the Residential Tenancy Act establishes three basic requirements to end a tenancy for renovations or repairs:

– the landlord must have the necessary permits and approvals before giving notice to end tenancy
– the landlord must intend, in good faith, to renovate or repair the rental unit
– the renovations or repairs must be so extensive that they require the rental unit to be vacant

If the above requirements are met, a landlord can give the tenant a Four Month Notice to End Tenancy.

2-month notice is used in situations where the rental unit will

– be uninhabitable due to significant repairs or renovations, for an extended period of time (must have all permits in place)
– demolished
– need to be made available for a resident caretaker.

The effective date cannot be earlier than the end date of the fixed term.

The tenant is entitled to a first right of refusal in buildings with 5 or more rental units, a tenant is entitled to return the rental unit but at market rent.

A tenant has 30 days from the date the notice is received to dispute the notice.

If any one of the tenants on a tenancy agreement serves the landlord notice to end the tenancy, the tenancy ends for all of the tenants in the rental unit on the effective date of the notice.

A written agreement with the landlord is required for any tenants who want to continue renting the unit.

It’s okay if a landlord and tenant change their minds about ending a tenancy – as long as they agree to it in writing. The tenancy then continues under the same terms.

A landlord who has given a tenant notice to end a tenancy must communicate their intentions clearly if they accept rent but don’t want the tenancy to continue.

Business License for Rental Property

To rent your residential property in the area of City of Vancouver, property owner needs a rental property business licence, even if you hire a property manager.  This includes the typical One-family dwelling, apartment house, and also laneway house and secondary suite and rooming house.

2 types of fee are involved : One-off Application Fee for new business license, and annual recurring license fee, which normally expired each year on December 31.  The license fee is prorated in the first year based on when the license starts.

More info. can be found in THIS City of Vancouver Government Website

Understanding the local rules and regulations, as well as licensing requirements, are essential for landlord. It is always unwise to rent out a property without the required licenses and approvals. Talk to your property manager to understand more.

Still have question?

Our agents will help with any question!

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