When a new client reached out to us in the Spring of 2024, they were exhausted, frustrated, and uncertain about what to do next. Their property had been under the care of another management company, and despite their best efforts as an owner, things were spiraling. The issues they were experiencing weren’t minor in our opinion and knew some immediate attention needed to turn this investment property around.
This is the story of how thoughtful strategy, proper documentation, and strong tenant management helped turn a troubled tenancy around and ultimately protected an investor from more than $10,000 in damages. It’s also a clear reminder of why professional, proactive property management matters—especially in a regulatory environment guided by the Saskatchewan Residential Tenancies Act (RTA) and the Saskatchewan Real Estate Act.
The Warning Signs: What the Owner Was Experiencing
Before we became involved, the owner was already facing several red flags:
- Delayed or missing financial statements
- Utility bills going unpaid, leading to penalties
- Poor enforcement of tenant responsibilities, like lawn care
- Communication gaps and questionable transparency
- Weak tenant screening
- Rent set below market levels
- Slow response to maintenance issues
Individually, each issue is concerning. Collectively, they point to a breakdown in the management systems that the Real Estate Act expects brokerages to uphold—accuracy, accountability, and competent service.
The Transition: Untangling a Complicated File
Once the owner legally ended their prior contract, our team began gathering necessary records. What we found was troubling:
- Missing documentation of inspection reports and damage deposits
- Incomplete or inaccurate rent and maintenance records
- Lack of formal inspection reports and communication records
It took nearly a month of careful reconciliation to rebuild the file so it complied with RTA standards and positioned the owner for future protection.
The Lower Unit: A Quick Win With Strong Screening
The first breakthrough came from the lower suite. The existing tenants left due to noise concerns, giving us a chance to start fresh. With proper screening, reference checking, and clear expectations, we placed a new tenant at market rent—and the noise complaints disappeared.
This result reinforced a core truth: quality screening prevents 90% of future problems.
The Upper Unit: Where the Real Challenge Lived
The upper unit told a different story. Despite supportive communication and ongoing monitoring, we faced:
- Neighbor complaints about noise and yard upkeep
- Electrical issues caused by an unauthorized electrical work being done at the property
- Sporadic late rent
- Property damage that became more evident over time
Under the RTA (Residential Tenancy Act), eviction requires clear, material breach and despite the frustrations, the evidence at that time didn’t meet that standard for an easy nor speed case. So we took a more strategic route: maintain close oversight and encourage a voluntary move-out.
It worked.
Move-Out Inspection: The Extent of the Damage
Once the tenant vacated, a full move-out inspection revealed significant damage—ultimately requiring close to $13,000 to restore the unit.
Every issue was documented clearly, photographed thoroughly, and built into a well-supported claim.
The ORT Hearing: A Long Journey
The tenant filed for the return of their deposit, triggering a formal hearing process with the Office of Residential Tenancies (ORT).
What followed was nearly a year of adjournments and rescheduled dates. Finally, in September 2025, the hearing concluded, and a week or so later decision was issued:
✔ The owner was awarded just over $10,000 in a judgement order
A major win and one built entirely on strong documentation, consistent communication, and adherence to RTA processes.
The Appeal: Strength in Documentation
The tenant appealed the decision to the Court of King’s Bench. During the hearing, the judge repeatedly commented on:
- The completeness of the evidence
- The clarity of the notices
- The professional conduct of the file
- The fact that the tenant’s claims (such as “being evicted”) were disproven by the record
The appeal was dismissed in full. The original decision stood.
One other note on the appeal – in this case the tenant had assistance from an organization in our marketplace on how to complete the appeal. If this organization would have reached out to us while helping we could have worked on a payment plan that worked as we knew the tenant did not have a strong case. Instead they encouraged the tenant to go ahead with the appeal which in the end cost everyone more time and money.
Enforcing the Judgment: The Final Step
To actually recover funds, the judgment had to be:
- Filed at the Court of King’s Bench
- Registered through Information Services Corporation under the Personal Property Registry
- Sent to the Sheriff’s Office for enforcement options such as wage garnishment or asset seizure
These steps don’t guarantee repayment, but they give the owner the strongest legal standing to recover what is owed.
The Real Cause: Poor Tenant Screening and Weak Oversight
Looking back, the root cause of the owner’s ordeal was clear:
Improper screening and lack of monitoring the tenancy.
This case demonstrates what can happen when expectations aren’t enforced, inspections aren’t completed, and tenant selection is rushed. The Office of Residential Tenancy in Saskatchewan uses the Residential Tenancy Act to give landlords rights but without documentation, those rights cannot be exercised.
Where the Property Stands Today
- The lower unit is stable with reliable tenants
- The upper unit is fully repaired
- The property is positioned for stronger performance
- Legal recovery efforts are in place
- The owner has regained confidence and clarity
This is what effective, strategic property management is meant to do which is, protect the asset and the investor.
Lessons for Investors: How to Protect Your Investment
If there’s a single takeaway from this case, it’s this:
You cannot protect what you do not inspect.
Here’s what investors should ensure their management company provides:
- Strong tenant vetting
- Clear lease expectations and enforcement
- Routine interior and exterior inspections
- Transparent communication
- Accurate financial reporting
- Fast, documented maintenance management
- Compliance with the Saskatchewan Residential Tenancies Act and the Saskatchewan Real Estate Act
- A long-term, partnership-focused approach, not just tenant placement
Final Thoughts
This case is a great example of how proactive systems, legislative knowledge, and a commitment to doing things right can turn a challenging situation into a positive outcome. Investors deserve transparency, diligence, and peace of mind and with the right management team, that’s exactly what they get.
