Contact

Travis Munroe 403-971-4300
Alan Saliba. 403-477-1117
Daniel Macleod 403-510-0473
Client Support 403-763-2888
Tenant Support 403-763-2889

Monday - Friday

8:30 AM - 4:30 PM

2516 63 Ave SW,

Calgary, AB T3E 5J5

Modern Property Management operates as an individual property management company under Nineteen 88 Real Estate. Nineteen 88 Real Estate is a licensed brokerage in the province of Alberta. Travis Munroe is the Broker & Co-owner of Nineteen 88 Real Estate.

Plain-language analysis for Calgary-area rental owners from Modern Property Management (MPM Calgary): rental market data, Alberta tenancy rules and practical owner decisions. Each article opens with a short answer and lists its sources.

Long-term rental vs Airbnb in Calgary

https://mpmcalgary.com/insights/long-term-rentals-vs-airbnb-calgary

Airbnb isn't passive income in Calgary. The City licence, $2M liability insurance, Alberta's 6% tourism levy, GST, the Income Tax Act section 67.7 deduction trap and condo bylaws, compared with a long-term lease.

What Alberta landlords can and cannot screen tenants for

https://mpmcalgary.com/insights/what-alberta-landlords-can-and-cannot-screen-for

Alberta landlords can screen for ability to pay and look after a home, not for who someone is. What's fair to ask, what the Alberta Human Rights Act puts off-limits, privacy rules on SINs and ID, and the security deposit limit.

Calgary's suite amnesty deadline and Alberta's distress-for-rent recommendation

https://mpmcalgary.com/insights/calgary-suite-amnesty-and-alberta-distress-for-rent

Calgary's Secondary Suite Amnesty Program ends Dec. 31, 2026. Alberta's distress-for-rent reform is a law reform recommendation, not a change in the law.

Even a movie-star rental has to meet the market

https://mpmcalgary.com/insights/pricing-a-rental-to-the-market

Orlando Bloom's former Beverly Hills home reportedly cut its asking rent from US$31,000 to US$29,000 a month. The same leasing discipline applies to a Calgary rental.

A 4.75-star attic and what reviews can't tell you about a rental

https://mpmcalgary.com/insights/what-reviews-cant-tell-you-alberta-housing-standards

A Paris Airbnb with a mattress on an attic floor and a shower out of action still rated 4.75 stars. Why reviews don't replace Alberta's standards on washrooms and heat.

Alberta has no rent control. Here's how Calgary compares with BC and Ontario

https://mpmcalgary.com/insights/alberta-has-no-rent-control

BC and Ontario cap rent increases for sitting tenants at about 2% a year. Alberta has no cap on the amount, so Calgary rents move both ways.

Why Calgary rental starts fell in 2026, and what it means for owners

https://mpmcalgary.com/insights/calgary-rental-starts-fell-2026

CMHC says Calgary purpose-built rental starts fell more than 30% in the first half of 2026 while completions hit 5,762.

Why Calgary rents are falling faster than Canada's

https://mpmcalgary.com/insights/calgary-rents-falling-faster-than-canada

Zumper's September 2026 data shows Calgary one-bedroom rents down 6.4% and two-bedrooms down 9.1% year over year, versus 1.6% for Canada.

Modern Property Management, 2516 63 Ave SW, Calgary, AB T3E 5J5. 403-971-4300. Monday to Friday, 8:30 AM to 4:30 PM.

Short answer: Calgary rents are falling faster than the national average. Zumper's September 2026 data has a Calgary one-bedroom at $1,600 (down 6.4% year over year) and a two-bedroom at $1,900 (down 9.1%), while Canada's one-bedroom sits at $1,791, down just 1.6%. New supply jumped while population growth cooled. For owners, a good tenant usually beats a $75 renewal bump, because one empty month costs 8.3% of a year's rent.

It isn't one data source

Rentals.ca and Urbanation have Calgary apartment and condo asking rents at $1,823 in September 2026, down 3.9% in a year. That's the biggest drop among Canada's six largest markets. Edmonton was next at -3.2%. Nationally, apartment and condo rents fell 3.3%.

Edmonton is softening from a lower base. Zumper has its one-bedroom at $1,300 (-5.8%) and two-bedroom at $1,610 (-6.4%).

Why Calgary? Supply and demand moved at the same time

Supply: Calgary's purpose-built rental stock grew 11% in 2025, the fastest in decades (CMHC). In the first half of 2026, 5,762 rental units were completed, the most of any first half since at least 2021.

Demand: the City estimates Calgary adds about 34,000 people in 2026, down from 53,000 in 2024-25 and 88,000 in 2023-24.

Vacancy: CMHC had Calgary's purpose-built vacancy at 5.0% in October 2025, up from 1.4% in 2023. CMHC's estimated balanced range for Calgary is 3.0% to 5.5%, and its outlook calls for 5.7% in 2026 and 6.2% in 2027.

It isn't even across the market

City of Calgary data (from RentFaster) shows apartment-style rents down 9.6% year over year, while detached house rents rose 16.5%. New, higher-end units are the slowest to fill. CMHC says some take months, with incentives as high as several months free.

The owner math

On a $1,600 unit, a $75 raise is $900 a year. About 17 empty days wipes that out. A full empty month costs $1,600, or 8.3% of the year's rent, before cleaning, paint, photos, ads and showings. And Calgary tenants do move: CMHC put 2025 turnover at roughly 21% to 28%, depending on rent level.

What I'd do at renewal

1. Price against today's listings, not last year's lease.

2. For a tenant who pays on time and looks after the place, a flat renewal or a small bump is often the better deal.

3. Offer a longer term in exchange for stability.

4. Fix the small stuff before they ask. It's cheaper than turnover.

5. If a unit does come empty, price it right on day one. Chasing the market down week by week costs more than starting at the right number.

Soft markets don't last forever, but this one isn't over yet.

Sources

- Zumper, Canadian Rent Report, Oct. 14, 2026 (September data): https://www.zumper.com/blog/rental-price-data-canada/

- Rentals.ca / Urbanation, October 2026 National Rent Report: https://rentals.ca/national-rent-report

- CMHC, 2025 Rental Market Report (Calgary): https://www.cmhc-schl.gc.ca/professionals/housing-markets-data-and-research/market-reports/rental-market-reports-major-centres?selected=calgaryDiv

- CMHC, Fall 2026 Housing Supply Report: https://www.cmhc-schl.gc.ca/professionals/housing-markets-data-and-research/market-reports/housing-market/housing-supply-report

- CMHC, 2026 Mid-Year Rental Market Update (June 9, 2026): https://www.cmhc-schl.gc.ca/observer/2026/2026-mid-year-rental-market-update

- City of Calgary, Housing trends: https://www.calgary.ca/communities/housing-in-calgary/housing-research/housing-trends.html

- Calgary Herald, quoting CMHC economist Taylor Pardy (2023 vacancy of 1.4%): https://calgaryherald.com/life/homes/vacancy-rates-are-up-in-calgary-pushing-market-to-favour-renters

- The owner math ($900, about 17 days, 8.3%) is arithmetic on Zumper's $1,600 figure, not a sourced statistic.

Short answer: CMHC's Fall 2026 Housing Supply Report shows Calgary's purpose-built rental starts fell more than 30% in the first half of 2026, from 5,680 to 3,950, while 5,762 rental units were completed. Today's soft rents are the building boom arriving. Fewer starts now means tighter rentals later. Separately, Calgary missed Ottawa's Oct. 27 zoning deadline tied to a Housing Accelerator Fund payment of about $65 million.

How the Housing Accelerator Fund deadline played out

The Housing Accelerator Fund (HAF) is a $4 billion federal program launched in March 2023 and run by CMHC. Cities get funding for action plans that speed up housing.

Calgary signed in November 2023 for $228.5 million, paid in four equal annual advances. It was tied to seven initiatives and 6,825 homes above the city's normal growth, with a total target of 41,858 units between Oct. 27, 2023 and Oct. 27, 2026. In March 2025, CMHC called Calgary a top performer and added $22.8 million.

The catch on the final payment: Ottawa told the city it depended on zoning that allows four or more units on a significant majority of residential lots, with a plan in place by Oct. 27.

Calgary brought in citywide rezoning in 2024. Council voted to repeal it earlier this year, and on Oct. 8 the province directed the city to keep that repeal in place while it works on a more balanced approach to infill. City officials say zoning was the only area where Calgary fell short, and hope to recover well above 90 per cent of the payment. For now, the city's density focus is transit corridors.

The bigger story for owners is the construction cycle

Whatever your view on zoning, the construction cycle matters more to rental owners. CMHC's Fall 2026 Housing Supply Report, Calgary, first half of 2026:

- Rental starts: 3,950, down from 5,680

- Rental completions: 5,762, the most of any first half since at least 2021

- Total starts: down more than 20%, every dwelling type lower

- Total completions: up 9%, apartment completions up about 32%

- Units under construction: still near record highs

CMHC says today's completions reflect development decisions made 2 to 3 years ago, and it expects supply growth to moderate once the current development pipeline is delivered.

So the new buildings competing for your tenants today were planned in 2023 and 2024, when Calgary's vacancy rate was 1.4%. The starts that are missing today are completions that won't show up a few years from now.

The long view

CMHC says Calgary has almost halved its housing supply gap, but still needs 4,000 to 5,000 more homes a year to restore pre-pandemic affordability by 2036. The population is still growing, just more slowly.

What I'd take from it as an owner

1. Don't sell into a temporary glut just because this winter is soft.

2. Don't slash rent. Price to the market, keep good tenants and protect your base.

3. Use the slower market for upgrades and repairs.

4. Watch the starts. If they stay low for a few more quarters, the next tight market is already on its way.

Sources

- CityNews Calgary, Oct. 28, 2026: https://calgary.citynews.ca/2026/10/28/calgary-misses-deadline-for-federal-housing-accelerator-funding/

- CBC News, Oct. 8, 2026: https://www.cbc.ca/news/canada/calgary/blanket-rezoning-repeal-not-replace-9.7374913

- City of Calgary, Housing Accelerator Fund: https://www.calgary.ca/communities/housing-in-calgary/housing-development-funding-support/housing-accelerator-fund.html

- City of Calgary newsroom, March 2025: https://newsroom.calgary.ca/the-city-of-calgary-receives-additional-228-million-in-federal-funding-for-exceeding-housing-targets/

- CMHC, Fall 2026 Housing Supply Report: https://www.cmhc-schl.gc.ca/professionals/housing-markets-data-and-research/market-reports/housing-market/housing-supply-report

- Calgary Herald, quoting CMHC (2023 vacancy of 1.4%): https://calgaryherald.com/life/homes/vacancy-rates-are-up-in-calgary-pushing-market-to-favour-renters

- City of Calgary, Housing trends: https://www.calgary.ca/communities/housing-in-calgary/housing-research/housing-trends.html

Short answer: Alberta has no limit on the amount of a rent increase. Rent can go up only once every 365 days, and not during a fixed-term lease. BC and Ontario cap raises on sitting tenants at roughly 2% a year, so owners there give a free month instead of cutting the rent, which would lock in a lower base. Without a cap, the market sets Calgary rents in both directions: up 15% from 2022 to mid-2024, then down 11% in two years (Rentals.ca).

How each system actually works

BC: rent can go up once every 12 months, with 3 full months' notice on the official form. The limit is 2.3% for 2026 and 2.2% for 2027. The cap applies during a tenancy. BC's Residential Tenancy Act doesn't limit rent between tenancies, so it resets when a unit turns over.

Ontario: once every 12 months, with 90 days' written notice. The guideline is 2.1% for 2026 and 1.9% for 2027. It doesn't apply to units first occupied after Nov. 15, 2018, or to the rent a landlord and a new tenant agree on at turnover.

Alberta: there's no limit on the amount. Rent can go up only once every 365 days, and not during a fixed-term lease. A month-to-month tenant needs 3 full tenancy months' written notice.

Why owners in capped provinces hand out free months

Ontario allows certain discounts, like up to 3 rent-free months in a 12-month period, and future guideline increases can still apply to the full rent. Cut the rent itself, and every future increase builds from the lower number. As a Rentals.ca analyst put it: They rarely want to lower the rent; they would rather just give free stuff away.

Calgary moves both ways

Rentals.ca apartment and condo asking rents in Calgary: $1,829 in September 2022, $2,111 in July 2024, $1,823 in September 2026.

Face rent vs effective rent

A $2,000 unit with one free month on a 12-month lease works out to about $1,833 a month. The lease still says $2,000. In August 2025, Rentals.ca estimated perks were cutting net rents in the Toronto area by about 2% to 5%.

To be fair to both systems

Caps give sitting tenants stability and protection from big jumps mid-tenancy. They also tend to keep tenants in place longer. CMHC's 2025 turnover rates were about 8% to 12% in Toronto, versus roughly 21% to 28% in Calgary. CMHC also notes that in capped markets with low turnover, landlords can still raise rents significantly once a unit comes open.

Asking rents fall in capped markets too. Over three years, Vancouver asking rents are down 17.9% and Toronto 12.0%, versus 12.8% in Calgary. Caps mostly shape what sitting tenants pay, not what new tenants are quoted.

What it means in Calgary

Owners: a lower rent today isn't locked in. If you price down to keep a good tenant or fill a unit, you can adjust later with proper notice. But no cap also means tenants can leave when the market softens, so retention matters more.

Tenants: no cap means bigger renewals in tight years. It also means real price cuts in soft ones, like this one.

Neither system is free. Caps trade flexibility for stability, and Alberta trades stability for flexibility. In a market like this, Alberta owners can price honestly, and they should.

Sources

- Government of BC, Rent increases: https://www2.gov.bc.ca/gov/content/housing-tenancy/residential-tenancies/rent-rtb/rent-increases

- LandlordBC on the BC Court of Appeal decision (Pender Lodge, 2024 BCCA 37): https://landlordbc.ca/bc-court-of-appeal-releases-decision/

- Ontario.ca, Residential rent increases: https://www.ontario.ca/page/residential-rent-increases

- Steps to Justice (CLEO), How rent discounts work: https://stepstojustice.ca/steps/housing-law/understand-how-rent-discounts-work/

- Financial Post, Aug. 13, 2025: https://financialpost.com/real-estate/need-negotiate-rent-may-have-move-deal

- Alberta.ca, During a tenancy: https://www.alberta.ca/during-a-tenancy

- Rentals.ca / Urbanation, October 2026 National Rent Report: https://rentals.ca/national-rent-report

- CMHC, 2026 Mid-Year Rental Market Update: https://www.cmhc-schl.gc.ca/observer/2026/2026-mid-year-rental-market-update

- The $1,833 effective rent is arithmetic ($2,000 x 11 / 12).

Short answer: A good review tells you somebody accepted the experience. It does not certify a building, prove a suite is legal, or replace a housing standard. A Paris Airbnb reportedly offered a mattress on an attic floor, seven flights up with no elevator and a shower out of action for nearly two weeks, at about €40 a night, and still rated 4.75 stars. In Alberta, the Minimum Housing and Health Standards set the floor for washrooms, hot and cold water and heat.

What was reported in Paris

Midi Libre, reporting Le Parisien on Nov. 6, 2026, says the Saint-Michel listing described a tiny private attic, reached by a stepladder, with a single mattress on the floor. Not recommended for tall people. Shared kitchen and bathroom. Guests could sleep there from 10 p.m. to 9 a.m.

The shower was listed as unavailable from Oct. 29 to Nov. 10. Airbnb told Le Parisien it suspended the listing after investigating, including because shower access did not meet its rules.

The funny part, and the serious part

The funny part is the 4.75. The serious part is what reviews can hide.

A good review tells you somebody accepted the experience. It does not certify a building, prove a suite is legal, or replace a housing standard. And an Airbnb platform decision in France is not an Alberta legal ruling.

What Alberta's standards say about washrooms and water

For Alberta housing premises, the Minimum Housing and Health Standards generally require a flush toilet, wash basin and bathtub or shower, with potable hot and cold water at the basin and bath or shower. There are regulatory exceptions and specific rules for shared facilities; shared does not automatically mean prohibited.

What Alberta's standards say about heat

Heating has its own standard. The system must generally be capable of heating habitable rooms, bathrooms and toilet rooms to at least 22°C. If someone other than the occupant controls the heat, the standard generally requires that temperature to be maintained. Limited executive-officer exceptions exist for extreme outdoor conditions; they are not a blanket cold-weather excuse.

Winter work for Calgary owners

This is a good moment to do the unglamorous winter work. The City of Calgary recommends sealing drafts, insulating vulnerable pipes, turning off and draining outdoor water lines, and locating the main shut-off. Make sure the tenant knows where it is too.

The City's pipe-freeze advice says to keep the thermostat at least 15°C. That is prevention guidance, not a replacement for Alberta's housing heat requirements. Check insurance requirements when a home will be unattended.

My take

Great marketing earns the booking. Working plumbing, reliable heat and timely maintenance earn the right to keep the tenant. Fix the boring stuff before it becomes the story.

Sources

- Midi Libre, Nov. 6, 2026 (reporting Le Parisien): https://www.midilibre.fr/2026/11/06/un-matelas-par-terre-dans-un-grenier-sept-etages-sans-ascenseur-et-40-euros-la-nuit-cette-annonce-airbnb-fait-scandale-13639389.php

- Government of Alberta, Minimum Housing and Health Standards: https://open.alberta.ca/dataset/2eac3fa0-43c5-4e4d-9a25-fd0a7bf96293/resource/4d3c2c51-43f1-4d85-b47c-cf92d1cad9c5/download/standards-housing-minimum.pdf

- City of Calgary, Protect water lines and meter from freezing: https://www.calgary.ca/water/drinking-water/frozen-water-lines.html

- A news report about a listing in France is not a legal judgment, and nothing here claims the Paris rental breached Alberta law.

Short answer: The right asking rent comes from the competing homes a tenant can actually choose, not from your renovation budget, your mortgage payment or what you hoped for when you bought. Orlando Bloom's former Beverly Hills home, with four bedrooms, four bathrooms, a sunken conversation pit and a zero-edge pool, reportedly still saw its asking rent trimmed from US$31,000 to US$29,000 a month. If the response to a listing is weak, test the whole offer and adjust deliberately.

What was reported

This is a rental spotlight, not a live availability alert. Realtor.com reported the reduction on Oct. 9, 2026. The article says the new owner put the home on the rental market in July at US$31,000 a month and later trimmed the asking price by US$2,000. I have not confirmed a current asking rent or a signed lease.

The home is in Trousdale Estates. The report describes a fully furnished contemporary residence, built in 1959, with floor-to-ceiling glass, city and ocean views, a zero-edge pool, an ipe deck and a sunken conversation area. Jennifer Winston of Compass held the rental listing described in the article.

The useful reaction

The easy reaction is that US$29,000 a month is absurd. The useful reaction is that the same leasing discipline still applies at that price.

A memorable feature gets attention. A strong presentation gets a showing. Neither guarantees a tenant will accept the asking rent.

The article does not tell us why the price changed. We cannot turn a price cut into proof that the owner was desperate, that the home was defective, or that the entire luxury market was falling. It tells us something narrower: the public asking price was adjusted.

What it means for Calgary owners

Your renovation budget is not the rent. Your mortgage payment is not the rent. The amount you hoped for when you bought the property is not the rent either.

Price against competing homes a tenant can actually choose. Compare condition, location, parking, layout, lease terms and what is included. Then watch the response: qualified inquiries, completed showings and applications, not just views and saves.

If the response is weak, test the whole offer

- Are the photos clear?

- Is access for showings reasonable?

- Is the listing accurate?

- Does the asking price make sense next to the alternatives?

Adjust deliberately rather than defending a number because it was the first one you picked.

My take

A conversation pit is an excellent conversation starter. It is not a leasing strategy. The right price still has to do the closing.

Sources

- Realtor.com, Kelsi Karruli, Oct. 9, 2026: https://www.realtor.com/news/celebrity-real-estate/orlando-bloom-former-beverly-hills-home-price-cut/

Short answer: The City of Calgary's secondary-suites page says the Secondary Suite Amnesty Program ends Dec. 31, 2026, and owners who use it before then can avoid development permit charges and registration fees. Alberta's distress-for-rent reform is different: the Alberta Law Reform Institute recommended abolishing it for residential tenancies in March 2026, but that is a recommendation, not a law change. One may change your costs; neither makes safety or due process optional.

Calgary's Secondary Suite Amnesty Program

The City's current secondary-suites page says the Secondary Suite Amnesty Program ends Dec. 31, 2026. Owners taking advantage before that date can avoid development permit charges and registration fees. Suites built before March 12, 2018 may qualify for reduced requirements.

That is not a free pass for unsafe space. The City says owners of those older suites must ensure they meet minimum life-safety requirements. Reduced building-code requirements are not the same thing as no requirements, and the fee relief is not a promise that every permit or upgrade is free.

The incentive programs are separate

The Suite Incentive Programs are separate from the amnesty. The City's page says applications to both incentive programs closed Sept. 28, 2026. A remaining amnesty window does not mean the incentive application window is still open.

What I'd do

Check the suite's status, confirm eligibility and the steps needed with the City, and start the process rather than treating Dec. 31 as the day to investigate. Do not assume merely starting an application guarantees the benefit; confirm what must be done by the deadline.

Distress for rent: a recommendation, not a new law

The Alberta Law Reform Institute's Final Report 122, published in March 2026 and summarized again in October, recommends abolishing distress for rent in residential tenancies. That is a recommendation. It is not evidence that the legislature has already abolished it.

The government's landlord guidance describes distress as a formal process involving a civil enforcement agency and bailiff, not permission for an owner to walk in and take a tenant's belongings. Exempt property, objections and legal conditions matter. Anyone considering enforcement needs current, case-specific legal advice.

ALRI argues the remedy rarely recovers meaningful arrears, creates liability when used incorrectly and can cause serious harm to tenants. I am on the owner side, and I think the direction makes sense. Collecting rent matters. So does using a proportionate, defensible process.

For ordinary arrears disputes, Alberta's guidance describes RTDRS or court processes. Good records, early communication and proper procedure are a better operating model than improvising enforcement.

The common thread

Professional management. Legalize the space, maintain the safety standard, document the tenancy and use the proper channel when a dispute happens. Saving a fee is useful. Avoiding a preventable problem is worth more.

General information, not legal advice. Reconfirm deadlines and legislative status with the City and current Alberta sources.

Sources

- City of Calgary, Secondary suites and backyard suites: https://www.calgary.ca/development/home-building/secondary-suites.html

- Alberta Law Reform Institute, Residential Tenancies: Distress for Rent, Final Report 122 (March 2026): https://www.alri.ualberta.ca/2026/03/residential-tenancies-distress-for-rent-final-report-122/

- Alberta Law Reform Institute summary, Oct. 16, 2026: https://www.alri.ualberta.ca/2026/10/should-landlords-be-allowed-to-seize-and-sell-a-tenants-property-to-recover-unpaid-rent/

- Government of Alberta, Landlord's distraint (distress): https://www.servicealberta.gov.ab.ca/pdf/RTA/Landlord_Distrant_Distress.pdf

- Government of Alberta, Ending a tenancy: https://www.alberta.ca/ending-a-tenancy

Short answer: Alberta landlords can screen for whether someone can pay the rent and look after the place, not for who they are. The amount of income, references, rental history and a credit check with the applicant's consent are fair. Source of income, family status and the other grounds protected by section 5 of the Alberta Human Rights Act are off-limits. And the privacy commissioner says not to collect a SIN.

Where the line comes from

The line comes from section 5 of the Alberta Human Rights Act. You can't refuse a rental, or set different terms, because of race, religious beliefs, colour, gender, gender identity, gender expression, physical disability, mental disability, age, ancestry, place of origin, marital status, source of income, family status or sexual orientation. That's 15 grounds.

What you can ask

Per Service Alberta and the Office of the Information and Privacy Commissioner (OIPC):

- How much income the applicant has, and reasonable proof they can pay

- References from past landlords

- Rental history

- A credit report, with the applicant's express consent

- The number and names of everyone who will live there

- A look at government ID to confirm identity

What crosses the line

Per the Alberta Human Rights Commission:

- Turning someone down because they receive AISH, income supports, rental subsidies or other benefits when they otherwise qualify

- Asking “Do you have children?”, “Where are you from?”, “Are you married?” or “Do you go to church?”

- Using a no-pets rule to refuse a qualified guide dog or service dog

The grey zones, handled carefully

- Rent-to-income cutoffs. The Commission lists screening with a rent-to-income ratio as an example of discrimination, because courts found these formulas unfairly screen out protected groups. Look at the whole picture of ability to pay, not one rigid percentage.

- No rental history. Newcomers may not have Canadian landlord references. The Commission says be cautious about refusing on that alone.

- Co-signers. Fine to require, but not only from certain kinds of applicants.

- Age. Protected for anyone 18 or older. The exceptions are seniors-only housing (55+) and some adult-only condos, co-ops and mobile home sites whose age rules existed before Jan. 1, 2018. Those have until Jan. 1, 2033 to convert.

- Occupants. Asking how many people will live there is fine. Limits should come from real health and safety standards; Alberta's Minimum Housing and Health Standards set overcrowding rules. Don't use a limit as a way to keep out families.

Privacy is the other half

The OIPC says to avoid collecting a SIN: it says nothing about suitability, a credit check works with full name and date of birth, and you can't deny a tenancy because someone won't give it unless a law requires it. View ID, don't photocopy it. Checking social media needs consent too, and “bad tenant” lists are a privacy problem.

The money rule

Under the Residential Tenancies Act, the security deposit can't be more than one month's rent. It goes into an interest-bearing trust account at an Alberta institution within two banking days.

Our take

Write your criteria down, ask every applicant the same questions, and keep notes on why you decided. Screen the rent, not the renter.

General information, not legal advice.

Sources

- Alberta Human Rights Act (King's Printer): https://kings-printer.alberta.ca/documents/Acts/A25P5.pdf

- Alberta Human Rights Commission, Rental housing: https://albertahumanrights.ab.ca/issues-with-housing/rental-housing/

- Alberta Human Rights Commission, Human Rights in Tenancy info sheet: https://albertahumanrights.ab.ca/media/b5dop5rq/tenancy.pdf

- Alberta Human Rights Commission, Source of income info sheet: https://albertahumanrights.ab.ca/media/3rtndqbn/source-of-income.pdf

- Service Alberta, Verifying tenant information: tips for residential landlords: https://open.alberta.ca/publications/verifying-tenant-information-tips-residential-landlords

- OIPC Alberta, Landlords and Tenants: Guidance on PIPA: https://oipc.ab.ca/resource/guidance-for-landlords-and-tenants/

- Residential Tenancies Act (King's Printer): https://kings-printer.alberta.ca/documents/Acts/R17P1.pdf

- Government of Alberta, Minimum Housing and Health Standards: https://open.alberta.ca/publications/minimum-housing-and-health-standards

Short answer: Airbnb isn't passive income in Calgary. It means a City licence, at least $2 million of liability coverage, a 6% tourism levy on guests, GST on most stays under a month, plus cleaning, furnishing and empty nights. Skip the licence and the CRA can deny your expenses, mortgage interest included. Outside real tourist demand, the steadier bet is usually a good tenant on a long lease.

Start with the licence

Since April 1, 2025, Calgary licenses short-term rentals by primary vs non-primary residence. The 2026 fee for a non-primary short-term rental is $627 new or $377 to renew ($289 / $248 for a primary residence). The City's short-term rental definition now covers stays up to 180 consecutive days, so medium-term furnished rentals count too.

Rules include:

- Liability insurance of at least $2 million that references short-term rental or home sharing

- No more than two guests per room

- Egress windows

- No overlapping bookings

- The licence number on every ad

- A 24-hour emergency contact

- Guest records

Fines run $1,000 per offence.

Then the taxes

Alberta's tourism levy went from 4% to 6% for stays booked after March 31, 2026, and it applies to cleaning and booking fees too. Stays under a month at more than $20 a night are generally GST-taxable, and the platform collects it if you aren't registered. Long-term residential rent of a month or more is generally GST-exempt.

Then the deduction trap

Since 2024, section 67.7 of the Income Tax Act denies expenses on a non-compliant short-term rental (under 90 days) where the local rules ban it or you don't hold the required licence. Alberta has no province-wide short-term rental ban, and Calgary allows short-term rentals with a licence. Stay licensed and you deduct as usual. Operate without one and expenses for those days, mortgage interest included, aren't deductible.

Then the building

A City licence does not override condo bylaws; the City's own checklist says so. Check your insurance and your mortgage terms with your lender before you list.

Then the work

A lease means one tenant and twelve rent days a year. An Airbnb means 365 nights to sell, a clean after every stay, furniture to buy and replace, guest messages at all hours, platform fees, and slow months you can't control.

The long-term benchmark

CMHC's latest Calgary survey (October 2025) put the average purpose-built two-bedroom at $1,914 with 5.0% vacancy, and rented condo two-bedrooms at $2,030 with 2.2% vacancy.

Where Airbnb can win

Real tourist demand. Think Banff and Canmore-style mountain towns (which set their own rules), Stampede week, and walking distance to downtown venues. Outside those spots, the steadier bet is usually a good tenant on a long lease.

General information, not legal or tax advice. Talk to an accountant about your own situation.

Sources

- City of Calgary, Short-term rental business licence rules and regulations: https://www.calgary.ca/for-business/licences/short-term-rentals/rules-and-regulations.html

- City of Calgary, 2026 Business Licence Fee Schedule: https://www.calgary.ca/content/dam/www/pda/pd/documents/fees/business-licence-fee-schedule.pdf

- City of Calgary, Short-term rental licence application requirement list: https://www.calgary.ca/content/dam/www/pda/pd/documents/permit-checklists/STRCARL.pdf

- Government of Alberta, Tourism levy: https://www.alberta.ca/tourism-levy

- Canada Revenue Agency, Platform-based short-term accommodation (GST/HST): https://www.canada.ca/en/revenue-agency/services/tax/businesses/topics/gst-hst-businesses/digital-economy-gsthst/charge-collect/platform-based-accommodation.html

- Canada Revenue Agency, GST/HST Info Sheet 19-2-2, Residential real property rentals: https://www.canada.ca/en/revenue-agency/services/forms-publications/publications/19-2-2/residential-real-property-rentals.html

- Income Tax Act, section 67.7: https://laws-lois.justice.gc.ca/eng/acts/i-3.3/section-67.7.html

- Canada Revenue Agency, Changes to rules for eligible deductions from short-term rental income (Jan. 22, 2025): https://www.canada.ca/en/revenue-agency/news/newsroom/tax-tips/tax-tips-2025/changes-rules-eligible-deductions-short-term-rental-income.html

- CMHC, 2025 Rental Market Report (Calgary): https://www.cmhc-schl.gc.ca/professionals/housing-markets-data-and-research/market-reports/rental-market-reports-major-centres?selected=calgaryDiv

Calgary property management FAQ for rental owners

Straight answers about pricing, tenant screening, repairs, leasing, non-resident owners, switching managers and how Modern Property Management (MPM) handles the details owners care about most.

What does MPM charge for property management?

MPM gives each owner a private written quote instead of publishing a management percentage. The quote comes after MPM reviews the property, expected rent, service needs, condition and timing. What doesn't change: no upfront cost, no surprise add-on owner fees and no repair markups.

Every rental is different, so the management rate is quoted directly rather than published as a generic percentage. See property management pricing: https://mpmcalgary.com/property-management-pricing-calgary

Are there upfront costs to start with MPM?

No. MPM does not charge a sign-up fee, leasing fee, advertising fee or upfront owner fee. MPM does not get paid until the owner does.

Does MPM charge inspection, renewal, vacancy or admin fees?

No. MPM's model is built to avoid surprise add-on owner fees, including leasing, vacancy, renewal, admin, inspection and eviction fees.

Does MPM mark up repairs or maintenance?

No. MPM does not add repair markups or maintenance markups. If MPM receives a preferred or discounted rate, that savings is passed to the owner.

More detail: maintenance and repairs: https://mpmcalgary.com/maintenance-and-repairs

Does MPM charge extra for RTDRS or eviction work?

No. MPM does not add an extra charge for its RTDRS or eviction work. MPM recommended the tenant, so the owner shouldn't lose rental income and then receive another large bill from MPM.

More detail: RTDRS and eviction support: https://mpmcalgary.com/rtdrs-and-eviction-support

Is there a separate tenant placement fee?

No. MPM does not charge a separate one-time tenant placement fee as part of its owner model.

How quickly can MPM advertise a rental property?

MPM aims to arrange professional photos and online advertising within 48 hours after the management agreement is signed. That assumes the property is ready and the required information is available.

What documents does an owner need to start?

Common onboarding items are the land title, a void cheque, owner insurance and condo bylaws if applicable. MPM can help order the land title or condo bylaws when needed.

Does MPM handle photos, marketing and showings?

Yes. MPM handles professional photos, advertising, showings, application management, screening, lease documents, insurance verification, security deposit handling and the move-in inspection.

Does the owner approve the tenant?

Yes. MPM reviews tenant information with the owner before placement whenever possible. The only exception is when the owner can't be reached and timing requires a decision.

What does MPM's tenant screening include?

MPM reviews the application, credit, debts, employment, income, financial obligations, collections, bankruptcy history, previous landlord information, application consistency and a third-party financial analysis.

More detail: tenant screening in Calgary: https://mpmcalgary.com/tenant-screening-calgary. For what Alberta law allows landlords to ask, see: https://mpmcalgary.com/insights/what-alberta-landlords-can-and-cannot-screen-for

Does MPM only look at a credit score?

No. A credit score is only one part of the picture. MPM looks at the full applicant profile to understand affordability, risk, history and fit.

Do tenants need insurance?

Yes. Tenant insurance verification is part of MPM's lease and move-in process, because it helps protect both the tenant and the owner.

Do repairs happen without owner approval?

Not for normal, non-emergency repairs. MPM gets owner approval first. The exception is an emergency where waiting could cause property damage, a safety risk or a larger repair cost.

Does the owner have to pay vendors directly?

No. Approved repair costs are normally processed through the owner payout, so owners don't have to coordinate one-off vendor payments themselves.

Can owners use their own contractors?

In many cases, yes. The contractor needs to be appropriate for the work, responsive, properly insured where needed and able to coordinate with the tenant and MPM's process.

When is rent collected?

Rent is collected by pre-authorized debit on the first of the month where possible.

When does the owner get paid?

MPM deposits the owner balance on the 15th, after management fees, maintenance and approved repair costs are accounted for.

Do owners get statements?

Yes. Owner statements show rent collected, management fees, approved repairs, maintenance costs and how the owner payout was calculated.

Can I switch to MPM from another property manager?

Yes. MPM can review the property, tenant status, current concerns, timing and management needs before advising on next steps.

More detail: switching property managers: https://mpmcalgary.com/switch-property-managers

What if my property already has a tenant?

MPM can review the existing tenancy, including the lease documents, rent status, communication issues, maintenance concerns and anything that needs to be cleaned up during the transition.

What if I'm unhappy with communication or surprise fees from my current manager?

Those are common reasons owners compare property managers. MPM's model emphasizes clear communication, no repair markups, owner approval and fewer surprise add-on fees.

Can MPM manage my Calgary rental if I live in another province, the U.S. or overseas?

Yes. MPM supports owners who live outside Calgary, in other provinces, in the U.S. and overseas, as long as the Calgary-area property fits the service model.

More detail: out-of-province landlords: https://mpmcalgary.com/out-of-province-landlords

Does MPM work with non-resident owners?

Yes. MPM has experience supporting non-resident owner workflows, including NR accounts, NR6 coordination, NR4 reporting support and the documentation owners or their accountants may need.

Is MPM's non-resident support tax advice?

No. MPM supports the operational side of non-resident rental management. Owners should confirm tax requirements with their accountant or tax advisor.

Where does MPM manage properties?

Calgary is MPM's primary service area. MPM may also support owners in Okotoks, Cochrane, Chestermere, Airdrie, Foothills County and Rocky View County when the property and logistics are a good fit.

More detail: areas served: https://mpmcalgary.com/areas-served

How do I confirm whether my property qualifies?

Use the free rental analysis form and include the address. MPM reviews the property and confirms whether it fits the current service area: https://mpmcalgary.com/free-rental-analysis

Where is MPM's office, and when is it open?

MPM's office is at 2516 63 Ave SW, Calgary, AB T3E 5J5, in Lakeview. Office hours are Monday to Friday, 8:30 AM to 4:30 PM. Call 403-971-4300 or email travis@MPMCalgary.com.

Who is behind Modern Property Management?

Modern Property Management operates as an individual property management company under Nineteen 88 Real Estate, a licensed brokerage in the province of Alberta. Travis Munroe is the Broker and Co-owner of Nineteen 88 Real Estate.

More detail: meet the MPM team: https://mpmcalgary.com/team-of-property-managers