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New Manitoba coalition calls for balanced approach to rent regulation changes to protect housing, jobs and investment

October 1, 2026, Winnipeg, MB — A new coalition representing Manitoba rental housing providers, construction and skilled trades, business organizations and real estate leaders launched today, calling for a more targeted approach to rent regulation changes that protects affordability, rental housing, jobs and investment.

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Coalition members include for-profit and non-profit rental housing providers and property managers, the Professional Property Managers Association, the National Apartment Council, the Winnipeg Chamber of Commerce, and companies working across Manitoba’s rental housing, construction, building services and real estate sectors. A full list is below.

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The coalition supports the Manitoba government’s objective of improving housing affordability but is concerned that changes to Manitoba’s rent-regulation framework could create unintended consequences for tenants, construction employment and investment in existing rental housing.

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On September 3, the province announced that the monthly rent-control exemption threshold will increase from $1,670 to $2,000 for rent increases taking effect January 1, 2027, or later — a nearly 20 per cent increase. The government has also proposed reducing the portion of eligible capital expenditures rental housing providers can claim through an above-guideline rent increase by 50 per cent.

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The coalition does not support increasing the exemption threshold to $2,000 and is particularly concerned that an across-the-board reduction in allowable capital expenditures is too blunt an approach for the range of repairs and improvements required in aging rental buildings. It is asking the government to work with stakeholders on a framework that considers the nature and purpose of those investments.

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Maintenance and renovation projects support contractors, skilled trades, suppliers, manufacturers and other Manitoba businesses. When projects are delayed or cancelled, the effects ripple through that supply chain.

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“When an apartment owner cancels or pauses a maintenance or improvement project, the impact is immediate for the people who do that work and the local businesses that supply it,” said Stephane Phaneuf, Owner of Con-Restor Technologies and Co-Owner of FC WoodWorks. “We had to put several projects on hold and lay off staff as uncertainty around these changes has grown. We want to be part of finding a solution that protects affordability, keeps people working and allows necessary projects to move forward.”

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Manitoba's aging rental stock requires ongoing repairs and investment. Above-guideline increases help rental housing providers recover eligible costs already incurred for major projects, such as appliance and mechanical replacements, roofs, windows, suite and common-area renovations, boilers, elevators, plumbing, electrical systems and building envelopes. These investments help keep existing rental homes safe, reliable and well maintained.

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“The National Apartment Council is committed to practical, evidence-based housing policies that improve affordability while sustaining the rental homes Canadians already depend on,” said Jim Dimanis, Chief Operating Officer of the National Apartment Council. “We share the government’s goal of keeping housing affordable, but a one-size-fits-all approach risks treating very different types of building investment in the same way. We believe there is an opportunity to develop a more targeted approach, and we are ready to work with the province to get that balance right.”

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Major repairs also require predictable financing. If changes to cost recovery materially alter a project’s economics, necessary work may become more difficult to finance or be deferred, increasing costs over time.

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“Property managers see every day why continued investment in rental buildings matters,” said Robyn Grant, President of the Professional Property Managers Association. “These are people’s homes. When necessary work is deferred, problems don’t disappear—they can become more costly and disruptive for tenants. We want to work with government on an approach that protects affordability while ensuring Manitoba’s rental housing can continue to be properly maintained.”

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The coalition believes affordability, quality rental housing, construction employment and investment do not need to be competing objectives. Changes should avoid adversely affecting the tenants they are intended to protect.

Coalition members have been engaging with the government and will continue these discussions as the province considers further changes to the rent regulation.

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The growing coalition includes:

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  • Alston Properties

  • Alliance Asset Management

  • AML Properties

  • Arete Holdings Grp LTD

  • Brenton Construction

  • Crescent Pest Control

  • Crystal Properties Ltd.

  • Edison Properties

  • Globe Property Management

  • Houston Properties

  • Joatmon Properties Ltd.

  • KAI Properties Inc.

  • Kay Four Properties Inc.

  • LS Properties

  • Mikkelsen-Coward & Co. Ltd.

  • Mr. Tubbs/WPG Bathtub Refinishing Ltd.

  • National Apartment Council

  • Premier Property Solutions Inc.

  • Professional Property Managers Association

  • Progressive Real Estate

  • Onyx Property Management

  • RealPlace Property Management

  • S.A.M. Management Inc.

  • Schinkel Properties Inc.

  • Shelter Canadian Properties

  • Shindico Realty Inc.

  • Sunrex

  • Sustainable Equity Partners

  • Thorwin Properties

  • Towers Realty Group

  • UM Properties

  • Winnipeg Chamber of Commerce

  • Westgate Developments Ltd.

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For more information or to request an interview with a member of the coalition, please contact:

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Carrie Croft
Senior Director, Temple Scott Associates
613.406.4986
ccroft@tsa.ca

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FACT SHEET: Manitoba Rental Housing and Capital Investment

 

MANITOBA’S RENTAL MARKET

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WHAT IS CHANGING IN 2027

 

On Sept. 3, 2026, the Manitoba government registered an amendment to the Residential Rent Regulation changing the rent-control exemption threshold for rent increases taking effect Jan. 1, 2027 or later. 

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  • $1,670 — The exemption threshold applicable under the 2026 rules, according to the Residential Tenancies Branch.

  • $2,000 — The exemption threshold that will apply to rent increases effective Jan. 1, 2027 or later.

  • Rent increases taking effect on or before Dec. 31, 2026, will continue to be governed by the previous threshold rules.

 

PROPOSED CHANGE TO CAPITAL EXPENDITURES

  • The government has also proposed reducing the portion of eligible capital expenditures that can be recognized through an above-guideline rent increase by 50 per cent.

  • The coalition is seeking a more targeted approach that recognizes differences between types of capital investment, including necessary repairs to aging rental buildings

 

AN AGING RENTAL HOUSING STOCK

 

A significant portion of Winnipeg’s rental housing was built decades ago and requires ongoing capital investment.

  • Nearly 60% - Of Winnipeg’s purpose-built rental apartment units were constructed before 1980.

  • That represents more than 46,000 rental units:

    • 13,151 built before 1960

    • 32,875 built between 1960 and 1979

  • 47 years - Median age of Winnipeg’s mid- and high-rise apartment buildings, according to the City of Winnipeg’s 2025 Housing Needs Assessment.

  • 55 years - Median age of mid- and high-rise apartment buildings in Winnipeg’s Mature Communities.

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Major capital projects in older buildings can include replacement or repair of:

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  • roofs and building envelopes;

  • boilers and heating systems;

  • plumbing and electrical systems;

  • elevators;

  • appliance and mechanical system replacements;

  • interior suite and common area upgrades;

  • windows; and

  • other major building systems.

 

HOW ABOVE-GUIDELINE INCREASES WORK

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  • Manitoba establishes an annual guideline governing rent increases for most regulated rental units.

  • Rental housing providers may apply to the Residential Tenancies Branch for an above-guideline increase (AGI) when eligible costs have already been incurred.

  • Eligible expenses can include major capital expenditures that provide a lasting benefit to the residential complex.

  • The Residential Tenancies Branch reviews the application and determines whether an increase is permitted. Tenants have an opportunity to review and respond to the application.

  • Capital costs are already recognized over different periods depending on the type of expenditure rather than being recovered through rent at once.

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CAPITAL INVESTMENT AND THE MANITOBA ECONOMY

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$350+ million annually

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Based on data compiled by coalition members, maintenance and renovations to Manitoba apartment buildings generate an estimated more than $350 million in construction activity each year.

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That activity supports:

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  • contractors

  • skilled trades

  • building-product suppliers

  • manufacturers

  • property management companies

  • other Manitoba businesses

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SOURCES

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