Renewals · Coming 2026

Maximize retention, minimize turnover

Turnover is the most expensive thing a building does. Renewal conversations start 90 days out and run themselves through to a signed lease, while your team sees who's leaving long before a notice arrives.

Dana Chen

Unit 12A · 94 days out

SMS

Sydney via SMS

Hi Dana, your lease at Riverbend is up October 31. We'd love to keep you. Can I send over your renewal options?

Jul 29 at 6:10 PM

Dana via SMS

Sure. What's rent if I stay another year?

Sydney via SMS

A 12-month renewal is $2,455. Sign for 18 months and we hold it at $2,410 and repaint the unit first.

Compared 12 and 18 month terms

Jul 29 at 6:14 PM

Dana via SMS

The 18-month one please. Can I keep the same parking stall?

Sydney via SMS

Stall 34 stays yours. The lease is in your inbox to sign, just reply here if anything looks off.

Lease sent · 18 months at $2,410

Jul 29 at 6:21 PM

Renewal details

Renewing

StatusRenewed

Unit12A · Riverbend

Lease endsOct 31

Current rent$2,404

Renewal rent$2,410

Term18 months

Summary

Reached out 94 days before the lease ended. Compared a 12 and 18 month term, took the longer one to hold the rate, kept stall 34, and signed the same evening.

Know who's leaving before they tell you

Intent comes out of the conversation itself, not a guess at the end of the month. The expiring cohort sorts into renewing, undecided, and at risk, so incentives go where they actually change a decision.

Expiring in 90 days

148

Renewing

Undecided

At risk

Renewing96

Unit 12A · M. Chen

Signed an 18-month renewal the same evening the offer went out

Renewed2h

Unit 5D · A. Bouchard

Confirmed she's staying, lease out for signature

Offer acceptedEnds Oct 311d

Undecided34

Unit 8C · L. Marchetti

Happy in the unit, waiting to hear whether his job moves in the spring

In conversationEnds Nov 304h

Unit 17B · R. Singh

Asked what a month-to-month term would cost before deciding

Weighing terms1d

At risk18

Unit 3F · D. Okafor

Raised two open maintenance tickets, escalated to Maya with the thread

EscalatedEnds Sep 3020m

Unit 21B · S. Novak

Priced a comparable building nearby and asked about an incentive

Needs offer3h

The renewal book, building by building

Renewal rate, offer acceptance, and average increase across the portfolio, plus the reasons behind every move-out. The buildings that need attention surface on their own.

Renewal rate

+6.2%

68.4%

Offer acceptance

+9.0%

74.1%

Avg. increase

+0.3%

2.4%

At risk

-4

Renewal rate by building

Riverbend Lofts

42 expiring

74%

Cedar & Main

36 expiring

71%

The Kingsway

28 expiring

66%

Harbour Point

24 expiring

61%

Fraser Yards

18 expiring

54%

Why residents left

Moving cities

31%

Buying a home

24%

Price

19%

Unit size

14%

Service

12%

Set the rules

Renewals on your terms

Your agents negotiate inside the guardrails you set. Nothing goes out that your team wouldn't have sent itself.

Set the offer strategy

Increase bands, term lengths, and incentives, configured building by building rather than portfolio-wide

90, 60, and 30-day touchpoints

Outreach, reminders, and follow-ups run on the cadence you set, with nobody chasing a list

Escalation with context

Anything past your thresholds reaches a teammate with the full thread and the resident's history attached

Built for Canadian rules

Notice periods and rent increase limits are respected province by province, in every conversation

Month-to-month conversion

Residents who won't commit to a term are moved onto month-to-month cleanly, not left to lapse

Straight into leasing

Notice given means the unit is on the market that day, pre-leasing well before it sits empty