A month of vacancy wipes out a year of a percentage point in fee savings. Vacancy is the number that deserves your attention.
Do the math on a vacant month
On a unit renting at $2,200, one empty month is $2,200 gone, plus utilities, plus turnover labour. Chasing a $75 rent premium for six extra weeks on market is a losing trade almost every time.
Time renewals against Ottawa's rental calendar
Ottawa demand is strongest in late spring through late summer, with a second wave around the student and federal-hiring cycles. Where you can, steer lease end dates into those windows rather than into December or January.
Price to the current market, not last year's
- Pull comparable active listings in the same neighbourhood, same bedroom count, same parking and laundry situation.
- Watch how long comparable units have been listed — that is the real signal.
- Re-price after seven to ten days of low showing volume rather than waiting a month.
Overlap the turnover work
Do the move-out inspection early, book cleaning and repairs before the keys come back, and start marketing during the notice period. Sequential turnover work is where two weeks becomes six.
Keep the tenant you already have
- Respond to maintenance fast — it is the single strongest predictor of renewal.
- Start the renewal conversation 90 days out, not 30.
- A modest, guideline-compliant increase with a good tenant beats a bigger increase with a vacancy.
Make the listing worth clicking
Good Tree handles all of this as part of placement, and you can watch the pipeline move in the Crystal Door portal.
- Professional daylight photos, wide angle, no clutter.
- State parking, laundry, heat inclusion, and transit clearly — these drive Ottawa enquiries.
- Answer enquiries the same day and batch showings so applicants see interest.
Have Good Tree run it instead
Full-service management across Ottawa and the National Capital Region — 8% monthly, 50% placement, no onboarding fees.