The Canadian Real Estate Investor

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. Try it NordVPN risk-free now with a 30-day money-back guarantee! Use our code "realestate" to get 4 extras months from a 2 years plan Exchange-Traded Funds (ETFs) | BMO Global Asset Management VANCOUVER MULTIPLEX EVENT TICKETS LISTEN AD FREE Realist.caSee omnystudio.com/listener for privacy information.

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 Try it NordVPN risk-free now with a 30-day money-back guarantee! Use our code "realestate" to get 4 extras months from a 2 years plan Exchange-Traded Funds (ETFs) | BMO Global Asset Management VANCOUVER MULTIPLEX EVENT TICKETS LISTEN AD FREE Realist.caSee omnystudio.com/listener for privacy information.

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. Try it NordVPN risk-free now with a 30-day money-back guarantee! Use our code "realestate" to get 4 extras months from a 2 years plan Exchange-Traded Funds (ETFs) | BMO Global Asset Management VANCOUVER MULTIPLEX EVENT TICKETS LISTEN AD FREE Realist.caSee omnystudio.com/listener for privacy information.

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. Try it NordVPN risk-free now with a 30-day money-back guarantee! Use our code "realestate" to get 4 extras months from a 2 years plan Exchange-Traded Funds (ETFs) | BMO Global Asset Management VANCOUVER MULTIPLEX EVENT TICKETS LISTEN AD FREE Realist.caSee omnystudio.com/listener for privacy information.

Nick & Dan do a comprehensive deep dive on Alberta's real estate market, part of "The Canadian Re Tour" podcast mini-series. We covers Alberta's economic fundamentals, major cities (Calgary and Edmonton), and mid-sized markets, with detailed data on home prices, rents, vacancy rates, and cap rates as of December 2025. Alberta has Canada's highest GDP per capita at ~$96,544, strong wages, and no rent control, making it attractive for cashflow-focused real estate investors. Calgary ($615,986 avg price) is more expensive and corporate-focused with 102 head offices, while Edmonton ($454,981 avg price) remains Canada's most affordable major citywith stable government employment. Vacancy rates have risen significantly in 2025—Calgary approaching 6%and Edmonton at 3.8%—due to a record 20,000 rental unit starts, helping stabilize the market after an extremely tight 2023. Try it NordVPN risk-free now with a 30-day money-back guarantee! Use our code "realestate" to get 4 extras months from a 2 years plan Exchange-Traded Funds (ETFs) | BMO Global Asset Management VANCOUVER MULTIPLEX EVENT TICKETS LISTEN AD FREE Realist.caSee omnystudio.com/listener for privacy information.

A January 2026 Senate report called housing "Out of Reach." We look at the report and cover the rental market squeeze, development charges, and regulatory delays that are driving up housing costs across Canada Toronto housing fees are staggering: New homes in Toronto carry approximately $200,000 in municipal fees, compared to under $10,000 in cities like Moncton or Charlottetown⁠⁠. Approval timelines are crippling supply: It takes an average of 11 years to get a new housing development approved and built from start to finish in some Canadian cities⁠⁠. Rental market reforms are coming: The Senate report recommends incentivizing rental construction through tax breaks, preserving affordable units, and potentially restricting institutional investors from buying up residential rentals⁠ Try it NordVPN risk-free now with a 30-day money-back guarantee! Use our code "realestate" to get 4 extras months from a 2 years plan Exchange-Traded Funds (ETFs) | BMO Global Asset Management VANCOUVER MULTIPLEX EVENT TICKETS LISTEN AD FREE Realist.caSee omnystudio.com/listener for privacy information.

BMO economist Robert Kavcic forecasts a "long and slow grind" toward housing affordability in Canada⁠⁠. Prices have fallen 17% from their 2022 peak, but remain unaffordable for many⁠⁠. Investors have exited the market, calling real estate "dead money" compared to equities⁠⁠, and Kavcic predicts prices will continue to decline, especially in the condo and rental segments⁠⁠. The current market favors buyers, with sellers more likely to lower prices than buyers are to pay more⁠⁠​GTA prices still falling Detached houses dropped 8% year-over-year and condos fell 3.8% in the Greater Toronto Area⁠⁠​Rental market concerns Pre-construction condo buyers facing higher mortgage rates are forced to rent instead of sell, which reinforces bearish rental market outlook⁠ Try it NordVPN risk-free now with a 30-day money-back guarantee! Use our code "realestate" to get 4 extras months from a 2 years plan Exchange-Traded Funds (ETFs) | BMO Global Asset Management VANCOUVER MULTIPLEX EVENT TICKETS LISTEN AD FREE Realist.caSee omnystudio.com/listener for privacy information.

Trump's proposed ban on corporate landlords buying single-family homes with Canada's MLI Select program, arguing that financial incentives work better than bans for directing institutional capital toward building new housing supply. Policy Contrast: Trump's ban excludes new construction, potentially pushing institutional investors toward building rather than buying existing homes—inadvertently achieving what Canada's MLI Select program does deliberately through financing incentives MLI Select Mechanics: Canada's program offers 50-year amortizations and 95% financing for multi-family projects that score points for affordability, energy efficiency, and accessibility—making new construction more attractive than competing for existing homes Incentives vs. Bans: The fundamental lesson is that redirecting institutional capital through attractive financing works better than prohibition—creating alignment between investor profit motives and public policy goals without demonizing capital Try it NordVPN risk-free now with a 30-day money-back guarantee! Use our code "realestate" to get 4 extras months from a 2 years plan Exchange-Traded Funds (ETFs) | BMO Global Asset Management VANCOUVER MULTIPLEX EVENT TICKETS LISTEN AD FREE Realist.caSee omnystudio.com/listener for privacy information.

In this news episode we discuss how inflation-adjusted home prices have fallen back to 2017 levels, despite appearing stable nominally. Housing starts hit record numbers in 2025 but momentum is fading, with the Bank of Canada holding rates at 2.25%ahead of its January 28th decision. Meanwhile, inflation rose to 2.4% in December, with renters experiencing 4.9% annual rent growth while homeowners saw just 1.3% inflation. Real estate has lost real value: While home prices dropped only 4% year-over-year, inflation-adjusted prices are back to 2017 levels, with weak sales driven more by buyer hesitation than affordability. Housing construction momentum is fading: Despite 2025 being the fifth-best year for housing starts, the six-month average has been declining since September, with economic uncertainty pushing builders toward smaller projects. Renters face much higher inflation than homeowners: Renters experienced 4.9% annual rent growth in December—the fourth-largest jump since 1988—while homeowners saw only 1.3% inflation. Try it NordVPN risk-free now with a 30-day money-back guarantee! Exchange-Traded Funds (ETFs) | BMO Global Asset Management VANCOUVER MULTIPLEX EVENT TICKETS LISTEN AD FREE Realist.caSee omnystudio.com/listener for privacy information.

We are joined by Fred Cassano, Partner and National Real Estate Leader at PwC Canada, discussing the state of Canadian real estate markets around the ULI Emerging Trends report. Market in Transition: The real estate market is experiencing mixed sentiments with a sense that it may be hitting bottom. Office Market Recovery: Office leasing is seeing renewed activity, particularly for trophy assets, driven by return-to-work mandates. Housing Supply Crisis: Canada needs to build 500,000 homes annually to meet demand, with government initiatives like BCH addressing supply issues. Capital Market Shifts: Private capital is filling gaps left by large institutions, with foreign investment in Canadian real estate increasing. Emerging Opportunities: Senior housing presents strong investment potential due to years of undersupply, while retail remains resilient by adapting to consumer needs. Try it NordVPN risk-free now with a 30-day money-back guarantee! Exchange-Traded Funds (ETFs) | BMO Global Asset Management VANCOUVER MULTIPLEX EVENT TICKETS LISTEN AD FREE Realist.caSee omnystudio.com/listener for privacy information.

Nick & Dan are joined by Journalist & Podcaster Amber Kanwar for a discussion on her career journey in finance, the "In The Money" podcast, real estate investing (strengths, misconceptions, evolution in Canada, current market challenges), the Canadian economy's trajectory, and financial advice for young Canadians entering real estate. Exchange-Traded Funds (ETFs) | BMO Global Asset Management VANCOUVER MULTIPLEX EVENT TICKETS LISTEN AD FREE Realist.ca See omnystudio.com/listener for privacy information.

Nick & Dan explain Canada's Principal Residence Exemption (PRE) and Section 45(2) elections, focusing on how to protect tax-free capital gains when buying a second property. The discussion covers how capital gains work in Canada (50% inclusion rate), the PRE's tax-free benefit, and the critical Section 45(2) election that allows homeowners to continue claiming their former home as a principal residence for up to 4 years after converting it to a rental. One exemption at a time: You can only designate one property per year as your principal residence, but buying a second property doesn't immediately eliminate the exemption on your first home Section 45(2) election protects you: When converting your home to a rental, this election prevents a deemed disposition and lets you continue claiming it as your principal residence for up to 4 more years—but you must not claim depreciation (CCA) on the property Change-of-use creates tax exposure: Without the Section 45(2) election, moving out and renting your home triggers a deemed disposition at fair market value, potentially creating a taxable capital gain even though you haven't actually sold Exchange-Traded Funds (ETFs) | BMO Global Asset Management LISTEN AD FREE Realist.caSee omnystudio.com/listener for privacy information.

Canada's banking system is dominated by just six major institutions (the Big Five plus National Bank), which control over 80% of banking assets. While this concentration was designed for stability, it creates limited competition and flexibility compared to the U.S., which has thousands of banks with diverse underwriting philosophies. Illusion of choice: Canadians feel like they have banking options, but are essentially rotating through six institutions that behave similarly in terms of rates, underwriting, and credit requirements. Designed for stability, not competition: Canada's concentrated banking system was intentionally created post-Depression to prioritize safety over flexibility, which helped avoid failures during the 2008 crisis but limits competition. Different bank personalities: Each of the Big Six has distinct lending approaches—RBC prefers "vanilla" borrowers, TD is systems-driven, Scotia is unpredictable, BMO is business-friendly, CIBC is mortgage-aggressive, and National Bank is regionally focused. Exchange-Traded Funds (ETFs) | BMO Global Asset Management LISTEN AD FREE Realist.ca See omnystudio.com/listener for privacy information.

Nick & Dan discuss co-ownership structures for real estate, focusing on joint tenancy vs. tenants in common, and land lease properties. Joint tenancy means equal shares with automatic transfer to surviving owners upon death, while tenants in common allows unequal shares that pass to heirs. Land lease properties let you own the building but lease the land, offering lower purchase prices but with ongoing ground rent and lease expiration concerns. Joint tenancy requires equal ownership and unanimous consent for major decisions, with automatic survivorship rights. Tenants in common allows flexible ownership percentages and independent sale of shares, but no automatic transfer on death. Land lease properties have lower purchase prices since you only own the structure, but require ongoing ground rent and the lease eventually expires. Exchange-Traded Funds (ETFs) | BMO Global Asset Management MULTIPLEX MASTERCLASS LISTEN AD FREE free 1 week trial for Realist Premium Deal AnalyzerSee omnystudio.com/listener for privacy information.

Canada's housing market remains stalled despite lower interest rates. The problem has shifted from mortgage costs to fundamental affordability — buyers don't believe prices have reset enough, sellers are discounting to move properties, and the market lacks conviction on both sides. Then in the second half of the show we are joined by our amazing event hosts for some national updates. Market weakness is broad-based: National sales down 10.7% year-over-year, prices down 3.8%, with Toronto and Vancouver leading the decline. Rates aren't the issue anymore: The Bank of Canada cut rates four times in 2025 to 2.25%, but affordability concerns and economic unease still prevent buyers from acting. 2026 outlook is mixed: Spring 2026 is the earliest realistic turning point, with strong growth expected in Quebec City, Montreal, and Regina, while Toronto and Vancouver prices continue falling. Exchange-Traded Funds (ETFs) | BMO Global Asset Management MULTIPLEX MASTERCLASS LISTEN AD FREE free 1 week trial for Realist Premium Deal AnalyzerSee omnystudio.com/listener for privacy information.

Nick interviews Nathan Kennedy, otherwise known as New Money Nate discussing content creation, personal finance, and real estate investing. Nate's Background: Full-time content creator who started in 2018-2019 during college, grew to over 1 million followers across platforms, and transitioned from a full-time job to content creation in 2021 when social media income exceeded his salary. Content Philosophy: Takes a storyteller approach rather than giving direct advice, using scripted skits to educate viewers on personal finance topics while doing thorough research and consulting experts to ensure accuracy. Views real estate as requiring an "operator mindset" rather than a passive investment, warns against romanticizing it, and advocates for going in "eyes wide open" since success requires being hands-on initially before scaling to property managers. Exchange-Traded Funds (ETFs) | BMO Global Asset Management MULTIPLEX MASTERCLASS LISTEN AD FREE free 1 week trial for Realist Premium Deal AnalyzerSee omnystudio.com/listener for privacy information.

Canada's rental market experienced a dramatic shift in 2025, with vacancy rates rising to 3.1% nationally (the highest in a decade) due to record-high rental construction meeting slower population growth and reduced immigration. This has flipped the market from landlord-favored to renter-favored, with landlords now offering incentives like free months of rent to fill units. Vacancy hit 3.7% (highest since 1988), with landlords competing for tenants for the first time in a generation and offering significant incentives. Calgary maintained a balanced 5% vacancy despite adding 11% to its rental stock, thanks to strong interprovincial migration and employment. Despite rising vacancies, national rents increased ~5%, with landlords raising rates on existing tenants, and affordable units remain scarce. Exchange-Traded Funds (ETFs) | BMO Global Asset Management MULTIPLEX MASTERCLASS LISTEN AD FREE free 1 week trial for Realist Premium Deal AnalyzerSee omnystudio.com/listener for privacy information.

The etymology and historical evolution of mortgages, from ancient collateral practices through to modern Canadian mortgage systems, including key regulatory developments and fundamental mortgage terminology. The word "mortgage" derives from Old French meaning "dead pledge", with collateral-based lending traced back to the fifth century B.C.and formalized through Roman law systems like Hypotheca. Major transformations included CMHC's creation in 1945, the 1954 Bank Act enabling bank mortgages, and the 1970s establishment of the five-year fixed-rate standard, with recent stress tests implemented in 2018. Key terms include mortgage term (contract duration, typically 5 years), amortization (total repayment time, usually 25 years), and the distinction between fixed and variable rates, plus different mortgage types like conventional (20%+ down)and high-ratio (under 20% down). Exchange-Traded Funds (ETFs) | BMO Global Asset Management MULTIPLEX MASTERCLASS LISTEN AD FREE free 1 week trial for Realist Premium Deal AnalyzerSee omnystudio.com/listener for privacy information.

Canadian real estate investors face new uncertainty due to Aboriginal title claims, particularly following the August 2025 Cowichan case in Richmond, BC. This landmark ruling recognized Indigenous title over 300 hectares of land that included existing private fee-simple properties – the first time in Canadian history this has occurred. The decision has triggered financing issues, cancelled deals, and government intervention, with BC Premier Eby announcing $150 million in loan guarantees. While no one has been evicted, the ruling challenges the traditional concept of "indefeasible" title and creates uncertainty for property owners, lenders, and investors across Canada. Plus in the second half of the show we are joined by an expert Bruce Pardy to get his perspective on the subject. Exchange-Traded Funds (ETFs) | BMO Global Asset Management MULTIPLEX MASTERCLASS LISTEN AD FREE free 1 week trial for Realist Premium Deal AnalyzerSee omnystudio.com/listener for privacy information.

We finish part 2 of all the terms you need to know. Land assembly (combining properties for larger projects), liens (legal claims on property for unpaid debts), land transfer tax (provincial/municipal tax on purchases), letters of intent (preliminary commercial agreements), and minor variances (zoning exceptions). Exchange-Traded Funds (ETFs) | BMO Global Asset Management MULTIPLEX MASTERCLASS LISTEN AD FREE free 1 week trial for Realist Premium Deal AnalyzerSee omnystudio.com/listener for privacy information.

In Real Estate, everyone speaks the same language but different sectors use different variations. Developers, flippers, lawyers, mortgage brokers, contractors, and realtors all use different variations of real estate terminology, in this episode we cover the first portion of very relevant terms you need to know. Each term includes what it is, how it works, why it's important, and practical context for Canadian real estate. Exchange-Traded Funds (ETFs) | BMO Global Asset Management MULTIPLEX MASTERCLASS LISTEN AD FREE free 1 week trial for Realist Premium Deal AnalyzerSee omnystudio.com/listener for privacy information.

We are joined by commercial real estate broker, podcaster, investor and overall great guy, Dayma Itamunoala. Dayma has extensive knowledge and experience in the multifamily space and has also spent years interviewing the top figures in Canadian Real Estate. What type of deals he is seeing right now What's working—and what's not How the podcast and LinkedIn changed the game for you Key lessons from interviewing Canada's top real estate professionals Emerging trends in the market Advice for professionals and investors just getting started Exchange-Traded Funds (ETFs) | BMO Global Asset Management MULTIPLEX MASTERCLASS LISTEN AD FREE free 1 week trial for Realist Premium Deal AnalyzerSee omnystudio.com/listener for privacy information.

We are talking conditions (contingencies) in Canadian real estate offers – protective clauses that allow buyers to back out of deals if certain requirements aren't met. After nearly disappearing during the pandemic housing frenzy, conditions are making a comeback as the market shifts toward buyers. Firm vs. Conditional Offers: A firm offer has no conditions and binds you immediately, while a conditional offer includes safety valves that let you walk away penalty-free if requirements aren't met. Main Condition Types: The most common buyer protections include financing (mortgage approval), home inspection, insurance, sale of existing property, assignment rights, and general due diligence. Market Context Matters: In buyer's markets you have leverage to include protective conditions, but in competitive seller's markets, conditions can make your offer less attractive. Exchange-Traded Funds (ETFs) | BMO Global Asset Management MULTIPLEX MASTERCLASS LISTEN AD FREE free 1 week trial for Realist Premium Deal AnalyzerSee omnystudio.com/listener for privacy information.

The history and evolution of condominiums in Canada, covering their emergence in the 1960s through today's challenges, with a focus on multiplex stratification. The we are joined by Ben Singer of SR Law for a deeper legal dive. Canada's first condo: The Brentwood Village townhouse complex in Edmonton (1967) was Canada's first registered condominium, enabled by the Condominium Act of 1967. Growth trajectory: Condos grew from less than 10% of Canadian homes before 1981 to 40-50% in recent years, with exponential growth since 1997. Multiplex stratification: Montreal and Vancouver have long embraced stratifying multiplexes into individually owned condo units, while Toronto is just beginning to explore this approach. Exchange-Traded Funds (ETFs) | BMO Global Asset Management MULTIPLEX MASTERCLASS UGLY SWEATER HOLIDAY PARTY LISTEN AD FREE free 1 week trial for Realist Premium Deal AnalyzerSee omnystudio.com/listener for privacy information.

We cover the PWC-ULI Emerging Trends in Real Estate 2026 report, which analyzes Canada's real estate market through interviews with industry professionals. The report highlights housing affordability challenges while noting resilience in alternative sectors like retail, student housing, and industrial properties. Despite current difficulties, industry leaders remain cautiously optimistic about adapting to find new growth opportunities. Housing remains the central challenge — Affordability issues are affecting the entire real estate market, with government programs like Build Canada Homes emphasizing modular construction to accelerate supply Alternative asset classes are outperforming — Retail, student housing, self-storage, seniors' housing, and industrial properties show strong performance, with approximately 7.6 million Canadians (18.9%) now 65 or older driving demand in seniors' housing Market is shifting to "the age of the operator" — Success now depends on operational excellence, cross-industry partnerships, and technology integration rather than just identifying the right asset class or location Exchange-Traded Funds (ETFs) | BMO Global Asset Management MULTIPLEX MASTERCLASS UGLY SWEATER HOLIDAY PARTY LISTEN AD FREE free 1 week trial for Realist Premium Deal AnalyzerSee omnystudio.com/listener for privacy information.

Ontario's Bill 60 (Fighting Delays, Building Faster Act, 2025) introduces major changes to landlord-tenant law aimed at speeding up evictions and reducing Landlord and Tenant Board delays. The legislation shortens timelines for tenants to respond to eviction notices, limits their ability to raise defenses at hearings, and reduces compensation requirements for certain evictions. Faster evictions for non-payment: Grace period cut from 14 days to 7 days, and tenants must now pay 50% of arrears upfront to raise maintenance issues as a defense Reduced tenant protections: Tenants can no longer raise new issues at hearings without advance notice, and appeal timelines shortened from 30 to 15 days Lower eviction costs for landlords: Landlords giving 120+ days notice for "own use" evictions no longer need to pay one month's compensation Exchange-Traded Funds (ETFs) | BMO Global Asset Management MULTIPLEX MASTERCLASS UGLY SWEATER HOLIDAY PARTY LISTEN AD FREE free 1 week trial for Realist Premium Deal AnalyzerSee omnystudio.com/listener for privacy information.

Nick & Dan discuss the benefits of owning a home, both financial (building equity, fixed mortgage payments, tax advantages) and emotional (stability, freedom, community), while acknowledging affordability challenges. They introduce the episode's focus: a step-by-step guide to buying your first home, including building a "power team" of professionals and using tools like the First Home Savings Account. Homeownership builds equity and wealth over time, unlike rent, while offering predictable costs through fixed-rate mortgages and potential tax benefits. Beyond finances, owning a home provides stability, freedom to personalize your space, pride in achievement, stronger community connections, and freedom from landlord-related frustrations. Exchange-Traded Funds (ETFs) | BMO Global Asset Management MULTIPLEX MASTERCLASS UGLY SWEATER HOLIDAY PARTY LISTEN AD FREE free 1 week trial for Realist Premium Deal AnalyzerSee omnystudio.com/listener for privacy information.

The Canadian housing market in October 2025 showed modest growth with sales up 0.9% from September, marking the sixth increase in seven months. The market is balanced but gradually tightening, with the sales-to-new-listings ratio at 52.2% and months of inventory at 4.4 months. Prices have stabilized, with the national average at $690,000 (down just 1.1% year-over-year) and the MLS Home Price Index up 0.2% month-over-month. End-user demand is returning as interest rates reach "almost stimulative territory," though buyers remain cautious due to economic uncertainty. After corrections in 2022-2023, home prices have stabilized and are moving sideways to slightly up, with year-over-year declines narrowing to their smallest levels since spring. Exchange-Traded Funds (ETFs) | BMO Global Asset Management MULTIPLEX MASTERCLASS UGLY SWEATER HOLIDAY PARTY LISTEN AD FREE free 1 week trial for Realist Premium Deal AnalyzerSee omnystudio.com/listener for privacy information.

We interview Jayden Haywood of River Developments on site at one of his 4+1 developments to discuss what we think is the best way for homeowners, developers, and investors to make money in Canadian Real Estate right now. Exchange-Traded Funds (ETFs) | BMO Global Asset Management MULTIPLEX MASTERCLASS UGLY SWEATER HOLIDAY PARTY LISTEN AD FREE free 1 week trial for Realist Premium See omnystudio.com/listener for privacy information.

Is real estate passive?! We look at real estate investing strategies, ranking 15 different approaches from most active (fix-and-flip) to most passive (turnkey rentals, REITs, and syndications). We explore the spectrum of real estate investment strategies, emphasizing that true passive income requires either upfront work to build systems or choosing inherently passive vehicles from the start. The more you do yourself in real estate, the less passive it becomes—the path to passive income involves either hiring property managers, partnering with experienced operators, or investing in vehicles like MICs and crowdfunding that require minimal involvement. Exchange-Traded Funds (ETFs) | BMO Global Asset Management UGLY SWEATER HOLIDAY PARTY LISTEN AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

Canada's Budget 2025 and its impact on housing policy. The hosts critique the $25 billion housing investment as insufficient, noting it includes infrastructure conditions, a limited GST rebate, immigration cuts, and controversial OAS spending — while the construction industry warns of job losses. The federal HST rebate on new homes up to $1 million only helps about 20,000 buyers per year nationwide — essentially a political soundbite rather than a broad affordability solution. BILD and the Large Urban Centre Alliance criticize the budget for relying on backward-looking data while new-home sales have collapsed 67-82% across major markets, warning that 100,000 construction jobs are at risk. Exchange-Traded Funds (ETFs) | BMO Global Asset Management UGLY SWEATER HOLIDAY PARTY LISTEN AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

Canada's housing market in 2025 is stuck in neutral—not booming or crashing, but stagnant. Despite interest rate cuts, buyer confidence remains low due to employment uncertainty and immigration policy reversals, creating a prolonged stalemate between cautious buyers and reluctant sellers. We're also joined by some of our national event hosts for some boots on the ground updates. Toronto has seen home values drop 25% since 2022 with condo prices down 7.5% year-over-year, while Winnipeg posted 7.2% price gains and Calgary remains 35% above pre-pandemic levels. Canada's population growth will hit near-zero in 2025-2026, down from 3%+ recently, with permanent resident targets reduced to 395,000 in 2025 and 365,000 by 2027, profoundly impacting rental markets and housing demand. Exchange-Traded Funds (ETFs) | BMO Global Asset Management UGLY SWEATER HOLIDAY PARTY LISTEN AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

We interview David Chilton, aka The Wealthy Barber aka a former Dragon. We had an amazing discussion about personal finance, entrepreneurship and money. We asked David; The original motivation for writing the book and what financial issues he observed Why he revisited the book and what needed updating Challenges faced as an entrepreneur in the financial industry Why "pay yourself first" remains relevant Evolution of money culture from the '90s to today (including TikTok finance) Views on real estate as a wealth-building tool for Canadians Advice for young Canadians considering entrepreneurship Advice for older Canadians approaching retirement Buy the, Physical book, the Audiobook, or the Ebook Exchange-Traded Funds (ETFs) | BMO Global Asset Management Sign Up For Futures Faster Program LISTEN AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

We cover three major shifts in Canadian real estate: BC Land Ownership: The Cowichan Tribes won a land title ruling in BC Supreme Court, challenging ownership certainty since 95% of BC is unceded land. This creates risk for developers and lenders due to legal ambiguity. Ontario Rent Control: The government quickly abandoned plans to consult on "security of tenure" rules, showing the political power of tenants — over 50% of Toronto households rent. This reflects a shift toward renter-driven housing policy. Interest Rate Uncertainty: The Bank of Canada is signaling fewer rate cuts than expected, with markets pricing in a "pseudo-pause". This creates challenges for both homeowners and renters. The common theme: power is shifting in Canadian real estate — Indigenous nations reclaiming land, tenants reclaiming policy, and the Bank trying to reclaim inflation control. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Sign Up For Futures Faster Program LISTEN AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

We are on site at the OHBA's annual conference in Collingwood, Ontario where we had some amazing conversations with experts in the industry and spoke about things like policy, illegal building, and whats wrong and right with the industry right now! Exchange-Traded Funds (ETFs) | BMO Global Asset Management Sign Up For Futures Faster Program LISTEN AD FREE free 1 week trial for Realist PremiumReal Estate Investment Specialist Designation Course Buy & sell real estate with Ai at Valery.cSee omnystudio.com/listener for privacy information.

Nick and Dan analyze the CMHC Housing Design Catalogue, which offers over 50 free standardized housing designs across Canada. They explore opportunities for real estate investors including reduced design costs and faster approvals, while critically examining challenges like high construction costs, lengthy permit processes, and questions about Housing Minister Gregor Robertson's track record. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Sign Up For Futures Faster Multiplex Program FREE LISTEN AD FREE free 1 week trial for Realist PremiumReal Estate Investment Specialist Designation Course Buy & sell real estate with Ai at Valery.cSee omnystudio.com/listener for privacy information.

In this news episode, BMO warns that Canada's housing market has been falling for three years, similar to the 2007 US crash. Recovery will take a long time. CMHC says today's Toronto condo slowdown is different from the 1990s crash because lending rules are tougher and buyers are more financially tested, meaning things won't get as bad. On the positive side, the federal government plans to cut development charges in half in the November 4 budget. Canada's hottest housing markets have moved to the Prairies and Atlantic Canada, with Newfoundland leading with 12.3% price increases. LIVE PODCAST TICKETS Exchange-Traded Funds (ETFs) | BMO Global Asset Management Sign Up For Futures Faster Multiplex Program FREE LISTEN AD FREE free 1 week trial for Realist PremiumReal Estate Investment Specialist Designation Course Buy & sell real estate with Ai at Valery.c See omnystudio.com/listener for privacy information.

Nick and Dan break down the essential metrics every Canadian real estate investor needs to master: cap rate, DSCR, cash-on-cash return, and IRR. Using a detailed Hamilton duplex example, they demonstrate how to calculate each metric, explain what they reveal (and what they don't), and show how to use them strategically—from quick property screening to deep financial modeling. Cap rate is your screening tool: Perfect for quickly comparing properties across markets, but it doesn't account for financing or long-term performance. DSCR and cash-on-cash reveal actual profitability: These metrics show whether your property will make or lose money with financing—the Hamilton example had a terrible 0.61 DSCR and -10.5% cash-on-cash return. IRR captures the complete picture: It's the only metric that accounts for the entire investment lifecycle including appreciation, principal paydown, and your exit, showing you can still profit even with negative annual cash flow. LIVE PODCAST TICKETS Exchange-Traded Funds (ETFs) | BMO Global Asset Management Sign Up For Futures Faster Multiplex Program FREE LISTEN AD FREE free 1 week trial for Realist PremiumReal Estate Investment Specialist Designation Course Buy & sell real estate with Ai at Valery.cSee omnystudio.com/listener for privacy information.

Canada has a critical financial advice gap, where 51% of households are "unadvised" — a disparity that hits lower-income families hardest. The discussion explores how excessive regulatory burden and economic factors prevent middle-income Canadians from accessing professional financial guidance, leading many to rely on social media influencers instead. Through analysis of the CD Howe Institute's "Regulatory Reset" report, the hosts unpack how this advice gap affects mortgage decisions, homeownership wealth, retirement savings, and national productivity. Advised investors accumulate roughly 2.3 times more assets over 15 years than non-advised peers, yet only 38% of lower-income households receive financial advice compared to 60% of high-income households. 35% of Canadian retail investors now make investment decisions based on social media influencers rather than professional advisors, while banks leave a 16-percentage-point gap in the financial planning advice customers actually need. Financial services regulations have increased 51% since 2006, making it uneconomical for advisors to serve mass-market clients and contributing to underutilization of tax-advantaged savings programs — only 22.4% of eligible Canadians contributed to RRSPs in 2022. LIVE PODCAST TICKETS Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca Get a mortgage pre-approval with Owl Mortgage LISTEN AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

We are joined by the CEO and founder of WOWA for an in depth discussion of whats wrong with Canadian Real Estate and why are young people way less happy then they used to be. LIVE PODCAST TICKETS Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca Get a mortgage pre-approval with Owl Mortgage LISTEN AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

We profile Canada's wealthiest real estate moguls and developers, exploring their immense wealth, business strategies, and influence on the Canadian housing market. Nick and Dan examine both billionaires with major real estate holdings and dedicated property developers who've shaped Canada's urban landscapes. The wealth disparity in Canada is stark - the combined net worth of the 10 richest Canadians is now $261 billion (compared to just $60 billion in 2004), with many billionaires earning a typical Canadian's annual salary by January 2nd. Many of Canada's real estate fortunes began with immigrant families who arrived with nothing and built multi-billion dollar empires through strategic property development and investment. The episode questions what responsibility these ultra-wealthy individuals have to address Canada's housing affordability crisis, given their significant influence on the real estate market. LIVE PODCAST TICKETS Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca Get a mortgage pre-approval with Owl Mortgage LISTEN AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

OSFI has finalized revisions to the CAR guideline, effective Q1 2026, which significantly impacts how banks treat mortgages tied to rental income. The key change prevents borrowers from reusing the same income to qualify for multiple properties, which will make it harder for small investors to grow their portfolios. The 50% borrower-income test is reaffirmed, but now income used for one mortgage cannot be used again for another property. This could reduce mortgage qualifying amounts from around $700,000 to $300,000 for typical investors. B-side lenders (credit unions, private mortgage companies) not bound by OSFI regulations can fill the gap by continuing to consider global income, though typically at 1-3% higher interest rates. Combined loan products will be treated as a single risk, new IRB banks must start with high capital floors, and a new Credit Risk Management guideline is coming in January 2026. LIVE PODCAST TICKETS Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca Get a mortgage pre-approval with Owl Mortgage LISTEN AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

Small commercial real estate offers potentially lucrative investment opportunities that are often overlooked. The discussion covers different types of commercial properties, financing considerations, and strategies for maximizing returns. Commercial real estate offers different advantages compared to residential, including higher rents and longer lease terms (3-10+ years), providing more stable income when managed properly. Commercial mortgages differ from residential ones - they're based on the property's ability to generate cash flow rather than the borrower's ability to repay, and typically have higher interest rates due to increased risk. When investing, consider property classification (Class A-C), location, tenant selection, and market trends - with recommendations to look for multi-use zoning and appropriately sized properties to maximize value. LIVE PODCAST TICKETS Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca Get a mortgage pre-approval with Owl Mortgage LISTEN AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

We interview Sarah Larbi, where she discusses her real estate investment journey: Sarah began with a "boring" buy and hold strategy, purchasing a small $129,000 house in Brantford with 20% down while working two jobs to save money. She progressed from basic buy-and-hold to BRRRR (Buy, Renovate, Rent, Refinance, Repeat), then expanded into short-term rentals with cottages in 2018, and eventually developed a resort in 2022. The importance of tenant screening after bad experiences, finding the right mortgage broker who understands investing, and evolving strategies with market changes - including mid-term rentals that generate 1.5-2.5x the income of long-term rentals. Get in touch with Sarah Larbi LIVE PODCAST TICKETS Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca Get a mortgage pre-approval with Owl Mortgage LISTEN AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

We discuss the return-to-office (RTO) trend in Canada and its impact on real estate markets. Employers are increasingly mandating office attendance and the resulting effects on urban centers, housing markets, and workplace dynamics are fascinating. Canadian employers (government, banks, telecoms) are mandating 4-5 days in-office by 2026, with downtown foot traffic still 43% below pre-pandemic levels in Toronto. The RTO trend is affecting real estate markets, with downtown rental prices increasing while some remote workers who relocated during COVID face difficult decisions about moving back. Some employers may be using RTO mandates as a "layoff filter" to encourage voluntary departures without formal layoffs - a tactic that 25% of executives admit hoping will prompt staff to quit. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca Get a mortgage pre-approval with Owl Mortgage LISTEN AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

The Canadian housing market shows signs of recovery with five consecutive months of sales gains, but it's not a full-on boom. The Bank of Canada cut interest rates on September 17th from 2.75% to 2.5%, which will provide some relief to variable-rate mortgage holders, with another cut expected on October 29th. Rising Supply vs. Modest Sales Growth: While August sales were up 1.1% from July (strongest August since 2021), new listings climbed 2.6% - more than double the pace of sales increase, shifting market power toward buyers. Price Stabilization: Home prices are under softening pressure with the national benchmark Home Price Index essentially flat (down 0.1% month-over-month) and 3.4% lower than a year ago. Rate Cut Impact: The recent interest rate cut will ease pressure on variable-rate mortgage holders ($15 less per $100K in monthly payments), but won't immediately solve the oversupply issue that's driving market conditions. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca Get a mortgage pre-approval with Owl Mortgage LISTEN AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

We’re lucky to be joined by Bruce Croxon for a conversation on business, real estate, investing, and entrepreneurship. Bruce co‑founded and grew Lavalife, later selling it for more than US$150 million. He’s a former Dragon on CBC's Dragons' Den, a partner at Round13 Capital, and co‑host of BNN's The Disruptors. A serial entrepreneur and investor, he focuses on scaling Canadian tech startups — and he’s just a great guy. In this episode he shares candid, honest stories about failures, lessons learned, and his entrepreneurial journey. Thanks to myAbode and Valery for setting this up! Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca Get a mortgage pre-approval with Owl Mortgage LISTEN AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

Canada's economy is facing significant challenges with unemployment rising to 7.1% in August 2025, the highest since 2016 (outside pandemic periods). The economy lost 66,000 jobs in August following 41,000 jobs lost in July. Trade tensions with the US are affecting tariff-exposed sectors, while the housing market shows a fragile recovery amid calls for interest rate cuts. Unemployment reached 7.1%, with 66,000 jobs lost in August, particularly in tariff-exposed sectors like manufacturing, transportation, and technical services; youth unemployment is especially high at 14.5%. Housing affordability remains challenging despite falling prices (GTA average home price down to $1,022,143 from $1,193,771 in 2022), with the housing cost-to-income ratio deteriorating to 7:1 nationally and 9:1 in Ontario. Markets strongly anticipate a Bank of Canada rate cut on September 17th (92% probability), with the policy rate currently at 2.75%, down from 5% in June 2024. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca Get a mortgage pre-approval with Owl Mortgage Go AD FREE free 1 week trial for Realist Premium See omnystudio.com/listener for privacy information.

What it means to be a millionaire in Canada in 2025, focusing on how inflation, real estate values, and wealth distribution have changed the significance of the million-dollar threshold. Due to inflation, $1 million today has significantly less purchasing power than in previous decades, with current dollars worth less than 4% of their 1915 value. Many Canadians are "paper millionaires" through home ownership but lack true financial freedom, as owning a $1 million home with a large mortgage doesn't equate to being wealthy. Canada's wealth remains heavily concentrated among baby boomers who hold over US$83 trillion in net wealth - five times that of millennials. Exchange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca Get a mortgage pre-approval with Owl Mortgage Go AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.

The importance of networking, persistence, and face-to-face meetings in real estate success. Nick shares a story about persistently following up with a potential client for 8 months, resulting in a productive two-day meeting in Windsor. The hosts also discuss their "Unpacking Multiplexes" event and the critical housing needs and opportunities in Ontario. Persistence in relationship building is crucial - Nick's 8-month follow-up strategy demonstrates how consistency leads to business opportunities Face-to-face meetings dramatically change relationship dynamics and build the trust necessary for successful real estate deals Real estate success requires both understanding numbers (market data, financing options) and building relationships with the right people who can help execute projects Exhange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca Get a mortgage pre-approval with Owl Mortgage Go AD FREE free 1 week trial for Realist Premium Missing Middle Conference TicketsSee omnystudio.com/listener for privacy information.

iPro Realty, a major Ontario brokerage with 2,400 agents, was discovered to have a $10.5 million shortfall in their trust accounts in May 2025. Co-founders admitted to taking the money, but RECO (the regulator) negotiated a quiet settlement rather than pressing charges, leading to industry outrage and the resignation of RECO's Registrar. A Co-founder had previously sat on RECO's board until 2023, RECO kept the scandal secret for three months while attempting to recover funds, allowing iPro to continue taking client deposits despite the known shortfall The aftermath included the firing of RECO's Registrar and questions about the effectiveness of self-regulation in real estate hange-Traded Funds (ETFs) | BMO Global Asset Management Buy & sell real estate with Ai at Valery.ca Get a mortgage pre-approval with Owl Mortgage Go AD FREE free 1 week trial for Realist PremiumSee omnystudio.com/listener for privacy information.