Calculator - Rent Adjustment Simulation Tool

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The tool below allows tenants and landlords to simulate rent adjustments using the rules proposed in the Residential Tenancy Modernization Act. I am still dealing with styling issues here, so if you want to download the tool locally it may be more useful to you. Download a zip file of the tool as a web page here – then just unzip onto your local computer and open up the index.htm file in a web browser.


		
		
			
				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".

				
					Get Started
					Please select your role to begin:
					
						
						
					
					
					
						You have selected . You can now use the calculators to .
						Next Step: Click a calculator in the navigation bar (e.g., "AGI Calculator") to proceed. You will be asked to confirm compliance before calculating.
					
				
			

			
			
				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]
					
				
			
		

		
		
			
				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 (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 be in full compliance to use the calculator.
				

				
					
					
				
			
		

		
		
			
				Information

Welcome to the RTMA Rent Setting Tool

Get Started

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

Compliance Gateway

Information

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