Episode 209: Top 5 LEAST Landlord-Friendly Locations in Canada and Why with Dr. Jennifer Salisbury
Summary
Today’s podcast explores the most challenging places in Canada for landlords to own rental properties, calling them “landlord-unfriendly” due to strict tenant protections, rent controls, and complex procedures. She explains that these regions favor tenants through detailed regulations on rent increases, evictions, deposits, and inspections, which can make it hard for landlords to maintain profitability. The top five provinces she highlights—Prince Edward Island, Manitoba, Quebec, British Columbia, and Ontario—each impose unique restrictions that slow evictions, cap rent growth, and limit fee flexibility. Despite these hurdles, Dr. Jen notes that successful landlords in these areas adapt by staying compliant, maintaining properties diligently, and building good tenant relationships. She closes by urging landlords to stay informed about changing tenancy laws or to work with legal and property management experts to manage risks effectively.
Listen to the full episode :
This Week’s Blog Post:
Welcome to My Life as a Landlord, where we educate curious US and Canadian landlords, answer rental questions and clear up confusions about all things housing. In today’s episode, I break down the most frustrating locations as a landlord to own and operate rentals in Canada. From restrictive rent laws to long eviction times and steep property taxes, some places up north make it tough to turn a profit. If you’re thinking of investing or you already own property in one of these areas, this episode will help you understand what you’re up against and what to watch out for. When I say least landlord-friendly, I’m talking about places with policies that tilt in favor of tenants at nearly every step, including stricter rent controls, long eviction procedures, strong tenant protections, tight limits on late fees, narrow windows for returning security deposits, complex licensing requirements, and rising cash flow pressures like property taxes, insurance costs, and limited flexibility in screening.
Number Five and Four: Prince Edward Island and Manitoba
At number five, Prince Edward Island combines tight rent control, strong procedural protections for tenants, strict limits on fees and deposits, and detailed compliance requirements that create high risk if a landlord makes mistakes. Rent is tied to the unit, not the tenant, which blocks the classic strategy of resetting rent to market at turnover. For me, that once-every-12-month rule applying even if the tenant changes is the deal breaker. Everything else, like proper notice, habitability, and written leases, just makes it business. At number four, Manitoba also enforces annual rent increase limits and a structured, tenant protective dispute resolution system. You must treat documentation as essential evidence rather than optional paperwork. Security deposits are tightly regulated, timelines matter, and late fees are limited. Manitoba may not be as famously challenging as Ontario or BC, but its rent control and formal process still place it clearly on the less landlord-friendly side of the spectrum.
Number Three: Quebec
Number three is Quebec, especially Montreal. Quebec is highly protective of tenants, particularly around rent increases and evictions. The Tribunal administratif du logement oversees disputes, and annual rent increase expectations are modest compared with rising expenses. Evictions are tightly regulated and often slow, and procedural missteps can set the process back significantly. There is also a three-year moratorium on certain renovation evictions, which makes it landlord unfriendly for sure. Security deposits are limited, late fee structures are constrained, and landlords must maintain properties in good repair or face rent reductions or orders compelling repairs. Add to that a system that operates primarily in French, fixed moving dates around July 1st, and strong tenant advocacy culture, and you have a province where operational skill, patience, and meticulous compliance matter more than brute force rent growth.
Number Two and One: British Columbia and Ontario
At number two, British Columbia, especially Vancouver, pairs strong tenant protections with high operating costs and intense political focus on housing. Annual rent increase caps can lag behind rising property taxes, insurance, and utilities. Evictions run through the Residential Tenancy Branch, and delays can occur, with strong scrutiny on landlord compliance. Deposits are capped, condition inspections are mandatory, and failure to follow strict timelines can cost you the entire deposit. At number one, Ontario, especially Toronto, is viewed by many investors as the most tenant-friendly province in Canada. Strict rent control for most units built before November 2018 limits annual increases, even when expenses rise faster. Evictions go through the Landlord and Tenant Board, which has become synonymous with delay and backlog. There is no traditional security deposit, only last month’s rent, which cannot be used for damage. Controlled rent growth, slow formal eviction processes, and strong enforcement of tenant rights make Ontario one of the most difficult provinces for small landlords.
The Takeaway
What unites all these markets is a strong emphasis on tenant protection and housing affordability goals. While these rules can protect renters, they can also discourage investment and shrink supply, which pushes up rents in the long run. Smart landlords adjust strategies, screen carefully, keep good tenant relationships, maintain properties well, keep written records, and understand local laws before investing. Ontario and British Columbia stand out as challenging but not impossible. Successful landlords in these regions stay informed, stay compliant, and stay patient. Wherever your rentals are, laws can and will change, so you need to stay educated or pay someone to help you. I hope you enjoyed today’s breakdown of the top five least landlord-friendly locations in Canada, and I’ll see you next time.