How Much Can a Landlord Increase Rent in Saskatchewan?

Quick Answer (2026)

Saskatchewan does not have rent control — there is no legal cap on how much a landlord can increase rent. However, landlords must give proper written notice and use the correct form, or the increase can be voided at the Office of Residential Tenancies (ORT).

Tenancy type	Required notice
Periodic tenancy (month-to-month) — standard landlord	12 months
Periodic tenancy — SKLA or NPHPS member	6 months
Fixed-term lease (mid-term increase)	Not permitted unless tenant agrees in writing
Fixed-term lease (at renewal)	2 months before lease ends

How Saskatchewan compares: Ontario caps annual increases at 2.5% (2025). British Columbia caps at 3% (2025). Manitoba sets a rent guideline. Saskatchewan, Alberta, New Brunswick, Nova Scotia, and Newfoundland have no provincial rent cap. Need help with a rent increase? GoodDoors handles the full process for our owners.

Why Landlords Increase Rent in Saskatchewan

Raising rent is part of the business of being a landlord. Common reasons to increase rent include:

• Rising property taxes, insurance premiums, and mortgage costs
• Property improvements like new flooring, kitchen or bathroom renovations, or a new HVAC unit
• Neighbourhood improvements (new transit, new businesses) that lift comparable rents
• Keeping pace with general inflation and the cost of property maintenance

Like other landlord-tenant laws, Saskatchewan has rules around how and when a rent increase can happen — even though there's no cap on the amount. The full law lives in The Residential Tenancies Act, 2006, and is administered by the ORT.

The Legal Framework: The Residential Tenancies Act, 2006

All rent increase rules in Saskatchewan are governed by The Residential Tenancies Act, 2006 (RTA). This is the primary piece of legislation that outlines the rights and obligations of both landlords and tenants in the province. The Act is administered by the Office of Residential Tenancies (ORT), which handles disputes, provides information, and enforces compliance.

Key sections of the RTA that relate to rent increases include:

• Section 54: Outlines the conditions under which rent can be increased during a periodic tenancy, including the required notice periods.
• Section 55: Addresses rent increases at the end of a fixed-term tenancy and the tenant's right to accept or reject new terms.
• Section 56: Deals with the consequences of improper notice, including the tenant's right to a refund of any excess rent collected.

Understanding these sections is important because the ORT will refer directly to the Act when adjudicating disputes. Landlords who familiarize themselves with the RTA are far less likely to make procedural errors that could invalidate a rent increase or lead to a costly hearing.

The full text of the Act is available through the Saskatchewan Government publications portal. We recommend that every landlord — whether self-managing or working with a property management company — keep a copy accessible for reference.

How Much Can a Landlord Increase Rent in Saskatchewan?

One of the most frequently asked questions we receive at GoodDoors is whether there is a cap on how much rent can be increased. The short answer is no — Saskatchewan does not have rent control.

Unlike provinces such as Ontario or British Columbia, which impose annual percentage caps on rent increases, Saskatchewan allows landlords to set rent at whatever amount the market will bear. This means that in theory, a landlord could increase rent by $50 per month or $500 per month, so long as they follow the proper notice procedures outlined in the RTA.

However, the absence of a legal cap does not mean landlords should increase rent arbitrarily. There are practical limits:

• Market competition: If your rent is significantly above comparable properties in the area, tenants will simply move. Vacancy costs — lost rent, turnover cleaning, advertising, and the time spent screening new applicants — can easily exceed the revenue from an aggressive increase.
• Tenant retention: A good tenant who pays on time, maintains the property, and communicates well has real financial value. Landlords who push rent too aggressively risk replacing a quality tenant with an unknown one.
• ORT scrutiny: While the ORT cannot reject an increase solely because of the amount, a pattern of excessive increases combined with other issues (poor maintenance, retaliatory behaviour) can draw scrutiny during a hearing.

The practical approach most successful Saskatchewan landlords take is to implement moderate, regular increases — typically once per year or at each lease renewal — that keep pace with rising costs such as property taxes, insurance, and maintenance expenses.

Can a Landlord Increase Rent on a Fixed-Term Tenancy?

No, you are not allowed to increase rent on a fixed-term lease. The only exception is if both you and your tenant agree to such a raise and when it comes into effect.

The other option is to wait until the current lease term is over to increase the rent. To do so, you must first inform your tenant at least 2 months before the lease ends if they are planning to extend their lease term.

If they are willing to renew it for another fixed term, you must inform them of the proposed changes. This is done via a written notice.

If the tenant agrees to the new terms, they must notify you of this choice within 30 days following your notification of the new terms. However, if they choose to reject them, they aren't required to notify you of their decision. The offer automatically stands rejected after 30 days, and the tenant must move out of the property at the end of their lease term.

It is worth noting that any mid-term rent increase agreement must be documented in writing to be enforceable. A verbal agreement is not sufficient under the RTA. Both parties should sign and date the amendment to the lease agreement, and each party should retain a copy.

How Should Landlords Go About Increasing Rent in a Periodic Tenancy?

First things first -- what is a periodic tenancy? A periodic tenancy is a lease that runs weekly, monthly or any other term that will only be terminated via an agreement or proper notice.

If you're looking to raise the rent for a tenant that's on a periodic tenancy, you must notify them in writing. The specific notice you must use can either be Form 5a or a Notice of Rent Increase form.

The notice period must be at least one year for an existing agreement, and 6 months for new tenancies.

There are exceptions, though. Members of both the Network of Non-Profit Housing Providers of Saskatchewan Incorporated (NPHPS) and the Saskatchewan Landlord Association Inc. (SKLA) can serve their tenants with a 6 months' notice.

Understanding the SKLA and NPHPS Exemptions

The reduced notice period for SKLA and NPHPS members is an important detail that many Saskatchewan landlords overlook. Here is how it works:

• Standard landlords must provide a minimum of 12 months' notice of a rent increase for periodic tenancies.
• SKLA and NPHPS members qualify for a reduced notice period of 6 months.

This means that if you are a member of either organization, you can respond to rising costs — property taxes, insurance, maintenance — more quickly than a non-member landlord. If you are not currently a member, it may be worth considering membership for this benefit alone, in addition to the educational resources and advocacy both organizations provide.

To take advantage of the reduced notice period, you must be a member in good standing at the time the notice is served. The ORT may ask for proof of membership if a tenant challenges the notice.

Required Notice Forms and How to Serve Them

Saskatchewan law is specific about the forms landlords must use when increasing rent. Using the wrong form — or serving notice incorrectly — can invalidate the entire increase.

Approved Forms

• Form 5a (Notice of Rent Increase): This is the standard form prescribed by the province. It must include the current rent amount, the new rent amount, and the effective date of the increase.
• Notice of Rent Increase form: An alternative form available through Saskatchewan Publications. Both forms are acceptable, but the information must be complete and accurate.

When completing the form, double-check the following details before serving it:

1. The tenant's full legal name matches the name on the lease
2. The property address is complete and accurate
3. The current rent amount matches what the tenant is actually paying
4. The new rent amount is clearly stated
5. The effective date complies with the required notice period (12 months for standard landlords, 6 months for SKLA/NPHPS members)

An incomplete or inaccurate form is one of the most common reasons rent increases are challenged at the ORT. Taking a few extra minutes to verify the details can save months of complications.

Methods of Service

The notice can be delivered in several ways:

• In person: Handed directly to the tenant.
• By mail: If sent by regular mail, you must add 3 business days to the notice period to account for delivery time.
• By email or fax: Electronic delivery is permitted, but the notice is deemed received on the next business day after it is sent.
• Posted on the door: Acceptable if the tenant cannot be reached by other means, though in-person or mail delivery is preferred for documentation purposes.

Whichever method you choose, keep a copy of the notice and a record of how and when it was served. This documentation is critical if the increase is later disputed at the ORT.

What Happens If You Give Your Regina Tenant an Improper Notice?

When looking to raise the rent, you are required to follow certain procedures. A common mistake you'll want to avoid is failing to give your tenant the proper notice period. If this happens, your tenant will be entitled to a full refund of the extra rent paid without proper notice.

Other common notice errors that can invalidate an increase include:

• Using a generic letter instead of the prescribed Form 5a or Notice of Rent Increase form
• Failing to include the current rent amount, new rent amount, or effective date
• Providing the correct notice period but using the wrong start date for the calculation
• Sending notice by mail without adding the required 3 extra business days

If you realize you have made a procedural error, the best course of action is to withdraw the defective notice and issue a new, correct one with a fresh notice period. Attempting to enforce a defective notice will almost certainly fail at the ORT and may damage the landlord-tenant relationship in the process.

What Can Tenants Do If They Disagree With a Rent Increase?

Saskatchewan does not have rent control — there is no cap on how much a landlord can increase the rent by. However, tenants are not without recourse if they feel an increase is unreasonable or improperly served.

Challenge the Notice at the ORT

If a tenant believes the rent increase notice was improperly served — wrong form, insufficient notice period, or incorrect information — they can file a complaint with the Office of Residential Tenancies. The ORT will schedule a hearing where both parties can present their case.

Common grounds for challenging a rent increase include:

• The notice period was shorter than required
• The wrong form was used
• The notice was not properly served
• The increase takes effect during a fixed-term lease without the tenant's written agreement

Tenants should be aware that they cannot challenge a rent increase solely because the amount is high. Since Saskatchewan has no rent control, the ORT can only assess whether proper procedures were followed — not whether the increase itself is fair or reasonable.

Negotiate With the Landlord

Before going to the ORT, many tenants choose to discuss the increase directly with their landlord. In some cases, landlords are willing to phase in a large increase over two or more terms, or negotiate a smaller increase in exchange for a longer lease commitment.

This approach often works well for both parties. The landlord retains a proven tenant and avoids turnover costs, while the tenant gets a more manageable rent adjustment. Any negotiated changes should be documented in writing as an amendment to the existing lease agreement.

Choose Not to Renew

If the tenant is on a periodic tenancy, they can simply provide the required notice and move out before the increase takes effect. For a fixed-term tenancy, the tenant can decline the new terms (by not responding within 30 days) and vacate at the end of the current term.

The ORT Dispute Process for Rent Increases

When a rent increase dispute reaches the ORT, the process typically follows these steps:

1. Application filed: The tenant (or landlord) files an application with the ORT, outlining the issue.
2. Hearing scheduled: The ORT notifies both parties of the hearing date. Hearings may be conducted in person, by phone, or by written submissions.
3. Evidence presented: Both sides present documentation — the notice of increase, proof of service, any correspondence, and the lease agreement.
4. Decision issued: The ORT officer issues a binding decision. If the notice was defective, the increase may be voided and any excess rent already paid must be refunded.
5. Appeal: Either party can appeal the decision to the Court of King's Bench, though this is uncommon for straightforward rent increase disputes.

The ORT process is designed to be accessible without legal representation, though landlords and tenants are free to bring a lawyer or advocate if they wish.

Market Rate Analysis: How to Determine the Right Increase

While there is no legal cap on rent increases, setting rent at an appropriate market rate is critical for both attracting and retaining quality tenants. A well-researched increase is easier to justify to tenants and less likely to result in vacancy.

Conducting a Comparative Market Analysis

Before setting your new rent amount, take the following steps:

• Research comparable rentals: Review listings for similar properties in the same neighbourhood. Websites like Kijiji, RentFaster, and Facebook Marketplace can give you a sense of current market rates in Regina and Saskatoon. Look for properties with similar bedroom counts, square footage, and amenities.
• Check CMHC data: The Canada Mortgage and Housing Corporation publishes annual Rental Market Reports for both Regina and Saskatoon. These reports include average rents by unit type and vacancy rates by neighbourhood — invaluable data for setting competitive prices.
• Talk to other landlords: If you are a member of the SKLA, networking events and forums can give you a ground-level sense of what other owners are charging for comparable units.

Factor in Your Costs

Property taxes, insurance, maintenance, and mortgage payments all affect your bottom line. A rent increase should reflect genuine cost increases, not arbitrary targets. When calculating your increase, consider:

• Year-over-year changes in your property tax assessment
• Insurance premium increases
• Planned or recent capital improvements
• Rising utility costs (if you cover any utilities)
• General inflation and the cost of property maintenance

Consider Tenant Quality and Vacancy Risk

A reliable, long-term tenant who pays on time and cares for the property has significant value. Pushing rent too aggressively may result in losing a good tenant and incurring vacancy costs, turnover expenses, and the cost of screening a new applicant. Saskatchewan's rental market fluctuates — in periods of high vacancy, a significant rent increase may result in an extended vacancy that costs more than the increase would have generated.

Tips for Timing Your Rent Increase

Strategic timing can make the difference between a smooth rent transition and a dispute or vacancy:

• Align with lease renewals: The simplest approach is to implement increases at the natural renewal point of a fixed-term lease, with the required 2 months' notice.
• Avoid holiday periods: Serving a rent increase notice in December or during the summer moving season can add unnecessary friction.
• Communicate early and clearly: Even when you meet the legal notice requirements, a brief conversation or letter explaining why the increase is happening — property tax hike, major repair, market adjustment — goes a long way toward tenant acceptance.
• Keep increases moderate and regular: Small, annual increases are easier for tenants to absorb than a single large jump after several years of unchanged rent. Consistent increases also keep your rental income aligned with rising costs.

How Rent Increases Affect Lease Renewals

Rent increases and lease renewals are closely connected in Saskatchewan. Here is a summary of how the two interact:

Scenario	Notice Required	Tenant Response
Fixed-term lease ending, landlord proposes new fixed term with higher rent	2 months before lease ends	Tenant has 30 days to accept or decline
Periodic tenancy, standard landlord	12 months	Increase takes effect after notice period
Periodic tenancy, SKLA/NPHPS member	6 months	Increase takes effect after notice period
Fixed-term lease, mid-term increase	Not permitted unless both parties agree in writing	N/A

Understanding these timelines helps landlords plan ahead and avoid situations where they are locked into below-market rents for extended periods.

How Property Management Companies Handle Rent Increases

Many Saskatchewan landlords — particularly those who own multiple properties or live out of province — rely on a professional property management company to handle the rent increase process. Here is how a property manager typically adds value:

• Market analysis: A property manager monitors local rental market conditions year-round and can recommend the optimal increase amount based on current data, not guesswork.
• Notice preparation and service: The management company prepares the correct forms, verifies all details, and serves the notice using a documented method that will hold up at the ORT if challenged.
• Tenant communication: Experienced managers know how to frame a rent increase in a way that is transparent and professional, reducing the risk of conflict or turnover.
• Compliance tracking: With multiple properties and different lease types, tracking notice periods and deadlines can become complicated. A property manager maintains systems to ensure nothing falls through the cracks.
• Dispute handling: If a tenant challenges the increase, the property manager represents the owner at the ORT hearing with proper documentation already in hand.

For landlords who find the notice periods, forms, and timing requirements overwhelming, working with a management company can be a practical way to ensure rent increases are handled correctly every time.

What Happens When a Party to the Lease Breaks a Term Tenancy?

Both you and your tenant are obligated to abide by all terms of the lease until it ends. If any party breaks it, there may be certain repercussions. For instance, one could compensate the other party for any damages they may have caused by breaching the contract.

Now, suppose your Regina tenant moves out before the expiry of their fixed-term lease. In such a case, they will still be liable for paying for all rent remaining under the lease. Note, however, that you'll still be required to make reasonable efforts to re-rent the unit to mitigate the costs.

Let GoodDoors Handle Your Rent Increases

Managing rent increases, notice timelines, and tenant communication can be time-consuming, and a single procedural error can cost you months of income. At GoodDoors Property Management, we have been helping Saskatchewan landlords since 2017 and have managed 600+ properties across Regina and Saskatoon over that time.

Our team handles the entire rent increase process for our owners, including:

• Annual market rate analysis for every property we manage
• Preparation and service of all required notice forms
• Direct tenant communication and negotiation
• ORT representation if a dispute arises
• Coordination with lease renewals and security deposit adjustments

If you want to ensure your increases are legal, fair, and strategically timed, contact our team to learn more about our property management services. Disclaimer: This blog is not a substitute for professional legal advice. Laws and regulations may change, and individual circumstances vary. If you need further help, please consider hiring a legal expert or an experienced property management company based in Saskatchewan like GoodDoors Property Management.