RTMA Rent Adjustment Calculator (last updated November 4, 2025)

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".

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Please select your role to begin:

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? [?]

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 or the landlord's actual costs.

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

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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

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