Canada’s rental sector is evolving, and Saskatchewan is feeling the effects. While demand remains strong, factors such as rising vacancy rates, shifting immigration patterns and slowing rent growth are reshaping the multifamily landscape. Saskatoon continues to rank high in year-over-year in-place rent increases, but growing vacancy rates are creating new challenges for property owners. Understanding these trends is key to staying competitive in a changing environment.
Canada’s rental market in transition
According to Yardi’s Q4 2024 Multifamily Report, the average in-place rent across Canada reached $1,565, reflecting an $85 year-over-year increase. However, rent growth is slowing due to declining immigration targets and anticipated interest rate cuts.
The Bank of Canada’s rate reduction to 3.25% is expected to ease financial pressures on consumers, potentially influencing rental demand. Meanwhile, online apartment searches declined in early 2025 — a seasonal trend noted in RentCafe.com’s latest report.
The RentCafe.com Canadian Renter Interest Report, powered by Yardi, ranks the top 25 Canadian cities based on millions of user interactions, including apartment availability, listing views, favourited listings and saved searches.
Key economic and political factors impacting Saskatchewan
Rent trends and affordability
Saskatoon saw a 7.7% year-over-year increase in in-place rents, making it one of the stronger rental markets in the region. Despite this growth, it remains a cost-effective option for renters compared to other major cities.
Vacancy and tenant mobility
Saskatchewan’s annual turnover rate is one of the highest in the country at 41.8%, signaling increased tenant movement. Saskatoon’s vacancy rate climbed to 6.2%, presenting challenges for housing providers seeking stability.
Changing immigration patterns
Data from the Government of Canada’s Immigration Levels Plan shows federal immigration targets have been adjusted downward from 500,000 in 2024 to 390,000 in 2025. While this may slow overall population growth, Saskatchewan’s cost of living in comparison to other major cities across Canada could continue to attract residents from other provinces.
Interest rate adjustments
Lower rates could encourage more renters to pursue homeownership, affecting rental demand, but they also boost consumer confidence, which could balance out the impact.
New rental supply
A growing number of newly constructed rental units in Saskatchewan has increased competition among housing providers. This additional supply is contributing to higher vacancy rates but also provides renters with more options, putting pressure on housing providers to enhance their offerings.
Employment and economic shifts
Saskatchewan’s job market remains stable, but as industries evolve, housing demand will fluctuate. The province’s strong resource sector continues to drive economic activity, which may attract new workers in the coming years.
Challenges and opportunities
While affordability remains Saskatchewan’s strength, rising vacancy rates require housing providers to rethink their approach. Here are six key strategies to stay competitive and attract tenants in a shifting market:
- Enhance property amenities
Upgraded co-working spaces, fitness centres and community areas can increase tenant satisfaction and retention. Modern renters value convenience, making these investments a key differentiator.
- Offer flexible lease terms and incentives
Short-term lease options, move-in incentives and discounts can help fill vacancies faster. Renters are increasingly looking for flexibility, and offering lease structures that accommodate different needs can be a major draw.
- Leverage digital tools to streamline leasing
From online applications to automated rent payments, digital tools simplify the leasing process and appeal to tech-savvy renters. A seamless online experience makes properties more accessible and can speed up the decision-making process.
- Implement competitive pricing strategies
With more rental supply available, housing providers must be strategic about setting rents. Introductory discounts or time-limited promotions can attract new tenants while keeping units occupied. Transparent pricing and value-driven incentives can make a property stand out in a crowded market.
- Build a strong digital presence
Regardless of property enhancements, renters are searching online first. A well-maintained website, professional photos and visibility on rental listing platforms ensure that available units — and any improvements made — are seen by the right audience. A strong online presence can make all the difference in converting interest into leases.
- Understand and align with tenant preferences
Findings from the simplydbs report highlight shifting tenant priorities. Whether it’s pet-friendly policies, in-suite laundry or energy-efficient upgrades, aligning offerings with renter expectations can provide a competitive edge.
By adapting to market trends and prioritizing tenant needs, housing providers can position their properties for long-term success despite rising vacancies.
The road ahead: thriving in Saskatchewan’s evolving rental market
Saskatchewan’s rental sector is evolving, with strong rent growth balanced by rising vacancies. To stay ahead, property managers must prioritize tenant retention, operational efficiency and digital leasing strategies. As competition increases, those who invest in tenant experience and proactive management will be best positioned for success. By leveraging data-driven insights, housing providers can make informed decisions that help maintain occupancy and keep Saskatchewan’s rental market thriving.
Yardi’s Multifamily Report aggregates data from 492,000 units and 5,500 properties, providing a comprehensive, anonymized look at rental trends. For deeper insights into these trends and additional data on Canadian housing markets, download the latest Multifamily Report.
The 2024 winter season arrived with a roar, bringing frigid temperatures and heavy snowfall. For rental housing providers and property managers, now is the time to take inventory and check up on properties. Proactively addressing maintenance needs can prevent costly spring repairs and ensure tenant safety.
Winter Maintenance Checklist
Key tasks for landlords and property managers include:
- Inspect for ice dams: Check roofs for ice build-up, which can lead to leaks and structural damage.
- Clear exhaust vents: Ensure vents are free of snow and debris to prevent carbon monoxide (CO) buildup.
- Install CO alarms: Verify that all units are equipped with functioning carbon monoxide detectors.
- Plan for snow removal: Establish a snow removal schedule and communicate expectations to tenants.
- Review insurance: Ensure both landlord and tenant insurance policies are up to date.
Additionally, landlords should follow local regulations regarding heating. For instance, Saskatoon bylaws require maintaining indoor temperatures at 22°C when the outdoor temperature drops to -35°C.
Preventing Water Damage
Water damage is one of the most common insurance claims for Saskatchewan housing providers during the winter. Frozen or burst pipes can cause significant issues. To avoid this:
- Ensure outdoor spigots are fully closed and pipes are properly winterized.
- Remind tenants to avoid opening windows or turning off heating systems.
A proactive step is conducting a winter inspection of your property. Consider providing tenants with a winter letter outlining expectations. You may also consider providing an emergency kit containing essentials like batteries, flashlights, bottled water, and a power bank.
Snow Removal Responsibilities
For multi-family properties, snow removal is generally the landlord’s responsibility unless stated otherwise in the lease agreement. Snow should be cleared within 24-48 hours of accumulation to prevent ice formation. Include detailed snow removal policies in the rental agreement to avoid delays.
For single-family dwellings, landlords may wish to provide tenants with tools like a shovel, snow blower, and salt to help them manage snow and ice. Renters in a single-family dwelling are responsible for snow removal.
Liability and Insurance
Proper insurance coverage is essential during icy winter months. Landlords should verify they have landlord insurance and ensure their tenants carry renters’ insurance. This reduces liability in the event of accidents like slips or falls on icy sidewalks.
Be Proactive
The best way to protect your property investment and ensure tenant safety during harsh winter months is to perform proactive maintenance. By planning ahead and addressing issues before they arise, you’ll save time, reduce stress, and minimize expenses.
Saskatchewan winter presents unique challenges for rental housing providers and property managers, but proactive planning and regular maintenance can make all the difference. By addressing key concerns such as heating, snow removal, water damage prevention, and tenant communication, you can protect your property, minimize liabilities, and ensure tenant safety and comfort. With a little preparation, you’ll not only navigate the season smoothly but also set the stage for a hassle-free spring.
Saskatchewan’s Housing Leaders have released Secure Homes, Strong Future: A Housing Policy Blueprint for Saskatchewan ahead of the 2024 provincial election. The blueprint is built on grassroots consultations and expert research within the housing industry – providing insights and recommendations to support Saskatchewan’s housing continuum.
Saskatchewan’s residential housing industry, including construction, rental, and real estate, faces a significant gap in housing inventory to accommodate future population growth. Secure Homes, Strong Future focuses on policy amendments and funding investments that would support the province’s residential housing industry and provide homes for Saskatchewan’s growing population.
Saskatchewan continues to attract, house, and employ people at record levels – a growing province means more housing units are required to ensure that the Saskatchewan advantage remains intact,” stated Saskatchewan’s Housing Leaders. “Our plan proposes common-sense ideas to build more affordable homes faster by improving affordability, unlocking development, lowering construction costs, and setting the stage for the future.”
The blueprint has four priority areas and includes several recommendations for provincial political parties to consider:
- Enhancing Affordability and Reducing Housing Costs
- PST Adjustments for Affordable Home Construction
- Reinstating the Home Renovation Tax Credit
- Making the Secondary Suite Incentive (SSI) Program Permanent
- Avoid Adding Costs Through Changes to Codes and Regulations
2. Building More Homes Faster
- Audit of Underused Government Properties for Affordable Housing
- Provide Provincial Support for Infill Projects
- Support Housing Enabling and Growth Infrastructure
3. Stronger Provincial Leadership on Housing
- Establish a Provincial Ministry of Housing and Infrastructure
4. Supporting Rental Housing Providers & Protecting Tenants
- Enhance Efficiency and Accessibility in Rental Housing Provider-Tenant Dispute Resolution
- Bolster Collection Mechanisms for Rent Arrears and Damages
Read the full plan here:
As we bid farewell to the chilly days of winter, it’s time to embrace the warmth and freshness that spring brings! The sun is shining, birds are chirping – it’s a perfect time for both tenants and landlords to rejuvenate their living spaces. With spring in full swing, now is the ideal opportunity to delve into the annual tradition of spring cleaning. In this blog, we’ll explore the significance of spring cleaning for landlords, offering practical tips and insights to ensure your rental properties are clean and ready for the season ahead.
The Standard Conditions attached to every rental agreement state the following regarding landlord and tenant obligations to repair and maintain the unit as described in section 49 of the Residential Tenancies Act:
8 (1) A landlord must maintain rental property in a good state of repair and fir for the use and enjoyment of the tenant. A landlord must keep all services and facilities included with the rent (e.g., appliances, heating, and plumbing systems, etc.) in a good and functional state of repair.
(2) A tenant must maintain reasonable health, cleanliness and sanitary standards throughout the rental unit and must repair damage to the rental unit, services or facilities caused by the tenant, or someone permitted on the property by the tenant. The tenant is not responsible for reasonable wear and tear.
(3) If the landlord grants the tenant the exclusive use of residential property (such as a single-family dwelling), the tenant is responsible for the ordinary cleanliness of the exterior of the property, including the yard or surrounding land, unless the parties agree otherwise.
As a rental housing provider, there are annual things you can do as part of regular maintenance.
- Have your HVAC inspected. Ensure that filters are replaced in your units heating system. If replacements or fixes are needed, now is the perfect time as the need for internal heat becomes less.
- Tend to the roof. In a previous blog post we discussed the dangers of falling ice and snow from a damaged roof. Now that the weather is starting to turn, inspecting and fixing roof damage is manageable.
- Clean the gutters. Along with fixing the roof, cleaning the gutters are also important. Winter and spring storms can bring in debris and potentially clog the drain spout.
- Address moisture buildup. Mold can lead to major renovation costs down the road if not addressed properly. Over the cold winter months, and the spring melt, moisture can build up on the property and there is potential for mold growth.
- Boost that curb appeal! Now is the perfect time to start thinking about lawn care, painting, windows, landscaping, fencing, and all things curb appeal! It is the perfect way to boost the value of an investment property and the morale of your tenants.
Now is also a great time to send a letter to your tenants, reminding them of their responsibilities in the lease agreement, and encourage them to ensure they are maintaining a clean unit. “Clean” may be defined differently by each individual, so it is important to be specific when requesting cleaning from your tenants. As you are well aware, cleanliness issues and hoarding may lead to infestations of bugs, roaches, rodents and more. Food messes, trash, biohazardous waste and mold leads to problems for other tenants, neighbours, your building, and future renters. Tenants must do the basics, and you can make sure they are upholding their end of the agreement. Tenants can do the following:
- Remove boxes, books, or furniture that are blocking vents.
- Tidy belongings and prevent hoarding that may cause unwanted infestations.
- Clean the bathrooms and kitchen to prevent mold and mildew.
- Keeping the ovens and stovetops clean and free from grease to prevent fires.
- Dispose of pet waste, vacuum pet hair if applicable to prevent odours.
- Throw out all garbage and take out all recycling including cardboard, bottles, etc.
Remember – if you are planning to do a routine inspection, or if you need to enter the property, you need to give 24 hours notice to the tenant.
SKLA is proud to work with various service partners and businesses that offer many of these services. Check out our service member page on our website, or contact our office if you have any questions.
Happy spring cleaning!
Customers who have participated in SaskEnergy energy efficiency programs since 2017-18 are now saving more than 54,000 tonnes CO2e emissions per year. That’s equivalent to taking more than 12,000 vehicles off the road each year! SaskEnergy has numerous energy efficiency rebate programs available to help customers reduce their energy usage and increase savings.
The Residential Equipment Replacement Rebate, Commercial Space & Water Heating Rebate, and Commercial Boiler Rebate provide cash incentives when switching to high-efficiency space and water heating equipment, which helps save you money and lessen your carbon footprint by reducing your energy consumption. The Hydronic Additive rebate is available to support the investment in energy efficient products for your commercial boiler system that can help you reduce your natural gas consumption, lower greenhouse emissions and save on operating costs.
Rebates are available for the following eligible equipment and products:
- Furnaces
- Boilers
- Combi Boilers
- Heat Recovery Ventilators
- Tankless Water Heaters
- Condensing Water Heaters
- Tank Water Heaters
- Infrared Tube Heaters
To learn more about equipment and property eligibility, or to apply for a rebate online, visit saskenergy.com/rebates. You can also contact a SaskEnergy Network Member today to discuss the best options for your property.
For immediate release:
The Canada Mortgage and Housing Corporation (CMHC) is reporting rental market vacancy at 2.4% in Saskatchewan’s cities with populations over 10,000 people. Regina has a vacancy rate of 1.4%, compared to 3.2% in the year prior, with Saskatoon slightly higher at 2%, compared to 3.4% last year.
“Saskatchewan is experiencing significant population growth and our rental market can’t build units fast enough to keep up with demand”, stated Association CEO Cameron Choquette. “There are areas of our major cities with vacancy below 1%, which effectively means there are no places left to rent.”
CMHC’s Rental Market Report examines the purpose-built rental market and condominium apartment market annually, surveying rental housing providers from large municipalities across the province. The report indicates that across the province, rents have risen 8.2% on average from October 2022 to October 2023.
Rent increases cover the inflationary challenges that are facing rental housing providers such as increased property taxes, utilities, debt-servicing costs, and insurance. Even amidst these rent increases, Saskatchewan remains the most affordable province across the country.
“This report demonstrates that much more needs to be done to encourage and prioritize rental housing development so that we can capitalize on population growth and have enough homes for the people of Saskatchewan”, Choquette said. “We’re recommending that PST be removed from purpose-built rental construction and that the Government of Saskatchewan invest in a program that supports the renovation and retrofitting of existing rental stock”.
It is important to note that the report only includes rental structures that are privately initiated and have at least three rental units, which leaves out rental units such as basement suites and duplexes. The report can be viewed here.
For more information:
Cameron Choquette
Chief Executive Officer
eo@skla.ca / (306) 327-8460
As the voice of landlords in Saskatchewan we deliver knowledge, promote best practices, and advocate for a healthy and resilient rental housing industry. We are the leading community of industry professionals who are proud to provide safe, high-quality rental homes for the people of Saskatchewan.
On January 9, 2024, the Government of Saskatchewan announced that applications are now being accepted for the Saskatchewan Secondary Suite Incentive (SSI) Grant Program. The SSI is administered by the Ministry of Finance. Participants of this program may also be eligible for the Provincial Sales Tax (PST) Rebate for New Home Construction.
Secondary Suite Incentive
Saskatchewan is experience its fastest growth in a century, creating demand for diversified housing options. Home ownership has become challenging with increased interest rates and higher demand. The Government of Saskatchewan has launched a new grant program that targets homeowners with the capacity to invest in their property.
The SSI grant provides 35% of eligible costs to construct a new secondary suite at an owners primary residence. The grant is capped at $35,000 for a qualifying suite.
A qualifying secondary suite is a new separate dwelling unit located on the premises of the owner’s primary residence. For purposes of the SSI, a qualifying suite includes a secondary suite within the residence, or a laneway home, garden suite, or garage suite. Only one secondary suite unit may be funded for the owner’s primary residence.
The suite must meet the requirements of a secondary suite according to the National Building Code of Canada and any other applicable national, provincial and municipal bylaws, codes and standards. The homeowner or builder must have received all required permitting and legal approvals necessary for the unit to be used as a rental property, however the program eligibility criteria will not require verification that the suite has been rented before the grant is awarded.
Eligible costs are those incurred from April 1, 2023, to March 31, 2026, that are directly related to the construction, or the renovation of an existing space, which results in a new qualifying secondary suite, and includes the cost of standard appliances (i.e. washer, dryer, refrigerator, stove and dishwasher) up to a maximum of $5,000. Examples of eligible costs include engineering and architectural services, materials and contract labour related to construction, interior finishing, electrical, plumbing and mechanical work, and standard appliances.
The SSI will be administered by the Ministry of Finance, and eligible applicants may access funding through the SSI program alongside existing Saskatchewan incentives, including the expanded Provincial Sales Tax (PST) Rebate for New Home Construction, provided the applicant meets the prescribed eligibility criteria for each program.
The cost of renovating an existing secondary suite, or the primary residence are not eligible.
The SSI program is open to homeowners who construct a new qualifying secondary suite on the premises of their primary residence, with eligible costs incurred from April 1, 2023, to March 31, 2026, to accommodate projects that have already been initiated. Construction of the secondary suite must be completed on or before March 31, 2027.
You have the option to use a certified professional home builders and renovators from the Saskatoon and Region Home Builders Association (SRHBA) or the Regina and Region Home Builders Association if you aren’t doing the work yourself.
PST Rebate for New Home Construction
The Provincial Sales Tax Rebate for new home construction provides a rebate of up to 42% of the PST paid on the purchase of a new, previously unoccupied home (newly constructed home). The program is eligible for newly constructed homes with a total price of less than $550,000 before taxes and excluding the price of land and the price of any furniture, furnishings, and appliances. The amount of the rebate is reduced for homes with a total price between $450,000 and $550,000. Further eligibility information can be found here.
This rebate was intended for the purchaser of the newly-built home, not the builder. The builder cannot accept assignment of the rebate unless they are either paying or crediting the amount to the purchaser. Rebate applications must be received by the Ministry of Finance before March 31, 2027.