Video 6tKcciB2AiQ
Analysis Info
Type
Alpha
Generated
Feb 24, 2026 at 2:59 AM
Model
gemini-3-flash-preview
Key Insights
14 insights1
1 Update rent increase calculations for Quebec multifamily units using the new three-bucket methodology (CPI, Capex, and excess expenses) effective for 2025-2026.
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2 Apply a 3.1% baseline increase for 2026 renewals based on the newly mandated three-year rolling average of the Quebec Consumer Price Index (CPI).
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3 Include 5% of eligible capital expenditure (Capex) costs in annual rent increases to achieve a 20-year amortization period, down from the previous 40-50 year framework.
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4 Prorate Capex increases by dividing 5% of the total expense by the specific number of units affected (e.g., 50 units for a roof, or a single unit for a bathroom renovation).
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5 Calculate additional rent increases for property taxes and insurance only on the portion of the increase that exceeds the 3.1% CPI threshold.
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6 Implement a "30-second tagging" rule for every invoice to track expenses at the specific unit level for precise recovery during the renewal season.
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7 Execute a cost-benefit analysis on deep-dive unit calculations to determine if the labor of detailed tracking outweighs the potential rental increase for high-volume portfolios.
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8 Prioritize tenant retention over maxing increases in the current Montreal market where vacancy is rising and rental rates are dropping year-over-year.
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9 Factor in turnover costs including paint, plaster, vacancy time, and commissions when deciding whether to negotiate below the TAL-calculated rate.
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10 Leverage the 5-year rent control exemption for new constructions to stabilize net effective rent before transitioning from construction to conventional financing.
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11 Watch for "promotion hoppers" in new builds who move frequently to capture lease-up discounts and adjust renewal incentives to counter this trend.
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12 Use integrated property management software like Compass to sync operations and accounting data to prevent missing Capex documentation for the TAL.
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13 Check municipal tax bills immediately upon receipt to determine the specific delta above 3.1% for inclusion in the 2026 renewal notices.
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14 Invest in structural and envelope repairs (roofs, masonry, windows) now that the recovery rate for these "unsexy" but essential costs has effectively doubled.
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