The Canadian Real Estate Investor

Canada's weak housing market start to 2026, debating whether January's 16.2% year-over-year sales decline signals a deeper slowdown or just winter seasonality.⁠⁠​
National weakness across metrics: Sales down 16.2% YoY, new listings up 7.3%, sales-to-new listings ratio fell to 45%, and HPI down 4.9% YoY⁠⁠​
Regional divergence: Ontario markets (Hamilton, Oakville) down double digits, while secondary markets like Quebec City and Sudbury show double-digit gains⁠⁠​Investor positioning:
Buyers have more negotiating leverage; sellers need to price correctly as multiple offers are limited to select markets
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In this episode we sit down with a Vancity leader, Ryan Mckinley to unpack multiplex financing and policy across Canada. We explore why most multiplexes in Vancouver are strata-title, promoting homeownership, while Toronto’s market is trending toward rentals. Hear practical financing options for homeowners, investors, and small developers, plus a local case study and market outlook. We discuss the big opportunity for Toronto as condo ownership supply tightens, and how multiplexes can deliver lower construction and management costs, greater exit flexibility, and a pathway to more affordable ownership.
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Nick & Dan are joined by Tania Bourassa-Ochoa, Deputy Chief Economist at CMHC, who authored the recent report on the mortgage renewal wave.
Over 1.5 million Canadians have already renewed at higher rates, with another million coming. While Toronto arrears have quadrupled, nationally only 0.25% of mortgages are in arrears.
1.5 million households renewed, 1 million more coming — the largest renewal wave in modern Canadian history⁠⁠​
Toronto and Vancouver are most stressed, particularly pandemic buyers, but most Canadian homeowners are still paying⁠⁠​
Despite rising arrears, only 0.25% of mortgages nationally are in arrears — this isn't a nationwide housing collapse⁠⁠
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In this news episode, Nick & Dan cover major challenges in Ontario's housing market, including regulatory enforcement against brokerages, inconsistent multiplex approvals despite new zoning policies, a new RBC-REALTOR partnership, and a severe collapse in residential construction threatening the provincial economy.
RECO Trust Account Scandal: Save Max brokerages had $2.7 million unlawfully taken from trust accounts for operating expenses, resulting in suspensions and account freezes — the second major trust breach after iPro's $10.5 million scandal.
Multiplex Policy Inconsistency: Toronto's "gentle intensification" policy shows conflicting results, one six-storey project on Islington got approved while a similar Pharmacy Avenue project was rejected over parking and "neighbourhood character," despite both streets being designated for small apartment buildings.
Construction Crisis: Ontario's residential construction is collapsing with housing starts down 58% in Toronto, single-family sales down 71% in the GTHA, and 2025 marking the worst year for GTA new home sales in 45 years, threatening to shrink the provincial economy by 1.5-2.5% in 2026.
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Canada's rental market in Q1 2026, revealing a major shift from growth to stagnation. The main takeaway is that rent growth has essentially stopped nationwide, with some cities experiencing declines. Join us as we go through the Yardi Rental Report
Rent growth has flatlined: National rent growth is only 3.2% year-over-year (in-place rents) and new lease rents are up just 0.7%, with cities like Calgary and Toronto seeing negative growth on new leases.
Vacancies at 5-year highs: National vacancy hit 4.5%, with Calgary at 6.1% and turnover exceeding 40% in some Western markets, giving renters unprecedented leverage.
Operating costs squeezing margins: Average expenses are $8,000 per unit annually (highest in Ontario at $8,822), making it harder for landlords to maintain profitability as rent growth stalls.
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