Residential tenant relocation assistance policy
Our Residential Tenant Relocation Assistance Policy aims to address the needs of tenants displaced as a result of redevelopment.
The policy applies to all rezoning applications that require the demolition of a building or combination of buildings containing five or more rental units, including:
- purpose-built rental units
- strata units operating as rental units
- rental units in single-family homes (with or without secondary suites)
Because residential tenancy falls under the jurisdiction of the Provincial Residential Tenant Act, we can't impose mandatory tenant relocation requirements on landlords. However, we can evaluate a rezoning application based on compliance with our policy, and once a rezoning is approved, secure negotiated assistance measures through a legal agreement.
If this policy applies to your rezoning application, you must complete the Residential Tenant Relocation Assistance Plan Form package and attach it as part of your Detailed Planning Application submission.
It is the landlord’s responsibility to send a Tenant Household Needs Assessment Form to all tenants, and copies of any completed forms you receive must be attached to the Residential Tenant Relocation Assistance Plan Form package as Appendix B.
Timeline for compliance
Council approved an updated policy on May 31, 2021, which came into effect immediately.
If you submitted a detailed planning application before May 31, 2021, we will continue to evaluate it under the previous policy (though if you wanted to follow the provisions of the updated policy, we would support this and outline it in any Council report).
If you submitted a detailed planning application on or after May 31, 2021, we will evaluate it for consistency with the updated policy.
The types of assistance specified in the policy
The policy provides guidance on the assistance that landlords are expected to provide tenants who are displaced as a result of redevelopment:
- Relocation assistance — A list of at least three available rental units for each tenant that, unless requested otherwise:
- have rent no higher than 10% above the tenant's current rent or 10% above current CMHC median rents, whichever is higher (if there are no similar-priced units available, then provide units that are closest to that price)
- have the same number of bedrooms as their existing units
- are located in the District
- meet other specific needs or preferences identified by the tenant
- Financial support — Four months' free rent and a residency bonus of $35 per month of tenancy
- Moving expense assistance — A flat rate payout to arrange moving, with the amount based on your tenant's current unit type
- Right to return — The first right to rent a purpose-built rental unit in the new development
- Opportunity to purchase — The right of first refusal to purchase a strata unit in the new development with a 5% purchase price discount
- Additional assistance — An experienced tenant relocation coordinator to communicate with tenants, help them find alternative housing, and implement the tenant assistance package
Calculating maximum rents for new rentals for displaced tenants
Displaced tenants should be provided with alternative rental options that have rents no more than 10% above the tenant's current rent, or 10% above the most recently published CMHC median rent for Metro Vancouver, whichever is higher.
Here are examples for one- and two-bedroom units:
|Tenant's current rent
|10% above tenant's current rent
|Metro's median rent
|10% above Metro's median rent
|One bedroom unit
|Two bedroom unit
In the one bedroom example, 10% above Metro's median rent ($1,650) is higher than 10% of the tenant's current rent ($1,430), and so you should find units that rent for no more than $1,650 per month.
In the two bedroom example, 10% above the tenant's current rent ($2,200) is higher than 10% of Metro's median rent ($2,090), and so you should find units that rent for no more than $2,200 per month.
Meeting the demand for affordable housing
Our Rental and Affordable Housing Strategy helps guide developers, community members, Council, and staff toward meeting the estimated demand for rental and affordable housing in the District.