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Title page 1

Contents 7

Executive Summary 3

1. The Financialization of Rental Housing 3

2. The Financialization of Rental Housing in Canada 3

3. Business Strategies of Financial Firms in Rental Housing 4

4. Impacts of Financialization 5

5. Recommendations 5

Introduction 8

1. The Financialization of Rental Housing 8

2. The Financialization of Rental Housing in Canada 10

Canadian Policies That Have Catalyzed Financialization 11

The Evolution of Financial Firms in Canadian Rental Housing 15

Post-COVID-19 Consolidation 16

Geographic Patterns of Investment and the Importance of Rent Controls 18

Financialization and New Supply 19

3. Business Strategies of Financial Firms 20

Strategies to Increase Operating Profits 21

Financial Strategies 22

A Spectrum of Value-Add Repositioning Strategies 22

4. Impacts of Financialization 24

Impacts on Tenants 24

Impacts on Neighbourhoods and Patterns of Socio-Spatial Inequality 25

Impacts on the Multi-Family Sector and Affordability 25

5. Recommendations 26

Track Ownership and Measure Impacts of Financialization 26

Definancialize ownership 27

Suspend State Subsidies and Support to Financialized Landlords 28

Pension Fund Legislation 29

Rent Controls and Tenant Protections 29

References 32

Figures 31

Figure 1. Canadian suites owned by REITs and certain REOCs, 1996-2021 10

Figure 2. Canada's Biggest Landlords, 2021 12

Figure 3. City of Toronto Multi-Family Apartment Suites Sold Per Year, by Type of Owner from 1970 to 2021 17

Figure 4. Uneven Geographies of Rent Control and REIT Penetration: REIT-owned suites as a percentage of suites in a given province/territory and patterns of rent control in Canada 19

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