RTMA Calculator

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Welcome to the RTMA Rent Setting Tool

This tool is designed to help landlords and tenants understand the proposed rent adjustment mechanisms in the **Residential Tenancy Modernization Act (RTMA)**. All calculations are based on the proposals in the consultation draft.

Disclaimer: This is an educational tool, not legal advice. The results are based on simulated data and the data you provide. All references [1] are to the "RTMA - Consultation Draft v3.1A".

Compliance Gateway

Under the RTMA, eligibility for *any* rent adjustment (AGI, IVO, or Vacancy Adjustment) requires the landlord to be in full compliance.

Please confirm the following to unlock the calculators (Source: RTMA Sec 49.1(10), Sec 50(7), Sec 51.3(1)(a)) [1]:

The property is registered with the Rental Registry.

The landlord holds a valid operating license.

You must check both boxes to proceed to the calculators.

Thank you. The calculators are now unlocked.

Above-Guideline Increase (AGI) Calculator

This tool calculates the allowable AGI based on **RTMA Clause 18 (Sec 50)** [1], which permits increases for specific capital projects, taxes, and operating costs.

Part A: Capital Projects (Sec 50(2.3)(e)(i))

Project Description

Total Cost ($)

Grants/Rebates ($) [?]

Asset Class (Schedule A Service Life) [?]

Part B: Property Taxes (Sec 50(2.3)(e)(iii))

Net Property Tax Increase ($) [?]

Part C: Operating Costs (Sec 50(2.3)(e)(ii))

Enter the *total cost* for the last 12-month period for any eligible categories where the cost has increased *above* the CPI factor.

Part D: Final Calculation

Total Number of Units in Building [?]

Current *Annual* Rent for this Unit ($) [?]

Involuntary Viability Order (IVO) Calculator

This tool models the **RTMA Clause 20 (Sec 51.1-51.4)** [1] proposal for landlords experiencing financial hardship. It calculates eligibility based on Debt Service Coverage Ratio (DSC) and determines the required rent adjustment to achieve viability (1.2 DSC).

Step 1: Eligibility Guardrails

Property Acquisition Date [?]

Outstanding Maintenance Orders? [?]

Step 2: Financial Inputs

Net Operating Income (NOI) ($) [?]

Total Number of Units

Step 3: Add Loans (The "Two-Part Test")

Loan Type [?]

Total Annual P+I Payment ($) [?]

Origination Date [?]

Test 1: LTV Test (for Purchase Loans)

Original Principal ($) [?]

Value at Origination ($) [?]

Test 2: Capital Use Test (for Refi/HELOC)

Verifiable Capital Principal ($) [?]

Regulated Vacancy Adjustment Calculator

This tool models the **RTMA Clause 25 (Sec 49.1)** [1] proposal. It calculates the *Maximum Lawful Rent* for a vacant unit based on a standardized "Viability Model" (Reg Z.3), not on market rates.

Step 1: Property Inputs

Current Fair Market Value (FMV) ($) [?]

Total Number of Units

Total Actual Annual Operating Costs ($) [?]

Step 2: Viability Model Assumptions

These are standardized, regulated values published by the Director. Your *actual* mortgage rate or amortization are not used in this calculation.

Glossary of Terms

AGI (Above-Guideline Increase): A rent increase above the Annual Guideline, permitted only for specific, verifiable costs related to capital improvements, taxes, or extraordinary operating costs. [RTMA Clause 18]
Annual Guideline: The maximum percentage a landlord can increase rent annually without an AGI or IVO. This is set by the Director based on CPI. [RTMA Sec 49]
ACR (Annual Capital Recovery): The "Eligible Capital Base" (Cost minus Grants) of a project, divided by its regulated "Service Life". This is the portion of a capital cost that can be claimed in an AGI calculation each year. [RTMA Sec 50(2.3)(g)]
DSC (Debt Service Coverage Ratio): A ratio of Net Operating Income (NOI) to Annual Debt Service (P+I payments). A DSC of 1.0 means NOI exactly_ covers the mortgage. The RTMA proposal targets a 1.2 DSC for viability. [RTMA Clause 20(2)(b)]
ECB (Eligible Capital Base): The total cost of a capital project *minus* any grants, rebates, or depreciation allowances received for it. This is the amount used to calculate the ACR. [RTMA Sec 50(2.3)(g)(ii)]
IVO (Involuntary Viability Order): A mechanism for landlords in financial hardship (DSC < 1.2) to apply for a one-time rent adjustment to bring their "Eligible Debt" to a 1.2 DSC, subject to strict guardrails. [RTMA Clause 20]
NOI (Net Operating Income): Gross rental income minus all operating expenses (e.g., taxes, utilities, insurance, maintenance). It does *not* include mortgage (P+I) payments.
Regulated Vacancy Adjustment: The proposed replacement for vacancy decontrol. When a unit becomes vacant, the new rent is *not* set by the market. Instead, it is capped at a "Maximum Lawful Rent" calculated by a standardized viability model. [RTMA Clause 25]

Welcome to the RTMA Rent Setting Tool

Compliance Gateway

Above-Guideline Increase (AGI) Calculator

Part A: Capital Projects (Sec 50(2.3)(e)(i))

Part B: Property Taxes (Sec 50(2.3)(e)(iii))

Part C: Operating Costs (Sec 50(2.3)(e)(ii))

Part D: Final Calculation

Involuntary Viability Order (IVO) Calculator

Step 1: Eligibility Guardrails

Step 2: Financial Inputs

Step 3: Add Loans (The "Two-Part Test")

Test 1: LTV Test (for Purchase Loans)

Test 2: Capital Use Test (for Refi/HELOC)

Regulated Vacancy Adjustment Calculator

Step 1: Property Inputs

Step 2: Viability Model Assumptions

Glossary of Terms

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