A. G. Kemp & Associates Inc.
Help for BC Landlords

Welcome

Whether you rent out the basement suite in your home, act as a Property Manager for hundreds of rental units, own or manage a manufactured home community - or anything in between - with over 25 years' experience serving residential landlords and BC's housing market,  A. G. Kemp & Associates is here to help you succeed as a landlord.

[ View Our Services ]

Do you know what to do if...

Important Industry News

Assignment or Sublet - What's the Difference?

There certainly is a difference and there are legal rules.  A sublet occurs when a renter is temporarily absent and someone else is living in the unit, leaving when the renter returns.   An assignment is the permanent transfer of a fixed term tenancy agreement (lease) to a new renter(s).  Nothing changes in the agreement, including the rent, except for the names of the renters. A new roommate is neither; that person is an additional occupant and permission for the person to move in might be required in the tenancy agreement.

That was easy; what about the rules?  A request to sublet or assign must be considered only during a fixed term tenancy agreement with six or more months remaining in the term.  A request during a month to month agreement or a fixed term with less than six months remaining can be denied without any reason given.

If the fixed term agreement has six or more months remaining, “the landlord must not unreasonably withhold the consent,” i.e., the landlord must have a true and viable reason to deny the request.  While an arbitrator would make the ultimate decision on whether a denial was unreasonable, tenant relations should be the first consideration; if the renter’s request is reasonable, probably consent should be given.

2024 Deposit Interest Rate

The interest payable on security and pet damage deposits for 2024 is 2.7% annually or a monthly rate of 0.225%  This means the 2024 interest on a tenancy ending April 30 would be 0.9%.  Deposit interest is also compounded, so the calculations could be daunting.  The Residential Tenancy Branch website has a super calculation program.  On the website (Google Residential Tenancy Branch), click on tenancy forms, resources and calculators, then tenancy calculators, then deposit calculators.  Enter the date the tenancy began, the end date, and the amount of the deposit(s).  The interest payable will immediately appear.

Tenant Insurance

Include a clause in your tenancy agreement requiring the tenant to obtain and maintain tenant liability and property damage insurance and provide proof on request.  This has been ruled a material term of a tenancy agreement by the BC Supreme Court.  When you issue a rent increase notice, include a note requiriing proof of current insurance.  Not only does this protect you, but also if you can show your insurance broker that most or all tenants have insurance, you may get a premium reduction.

Guide Dog, Emotioinal Support Animal or Pet?

The only valid certificate for a Guide or Service Dog is issued by the BC Government under the Guide Dog and Service Dog Act to owners and their dogs who have completed accredited training.  The certificate looks similarr to a driver's license.  If a tenant or tenancy applicant claims to have an emotional support animal (ESA), companionship cat, anxiety reducing rabbit, etc., you can require a letter from a mental health professional (not medical doctor or nurse practitioner), confirming the animal is needed by the person for mental health reasons.  If the tenancy applicant or tenant has neither, the animal is a pet.  Do not accept any other legitimate appearing certificate; it was likely obtained from a website for about $50!