'How many candidates will I see before signing a lease?' is one of the three most common questions owners ask us, right after price and timing. The realistic answer often surprises: the majority of initial inquiries never lead to a complete file, and most complete files are not selected.
This article describes the empirical rule of tenant placement in Quebec — the 10/3/1 rule — and how it varies by city (Montreal, Laval, Longueuil), season, and unit type. The goal: that you know what to expect, and recognize when something's off.
The 10/3/1 rule
The empirical rule observed across hundreds of placements in Montreal, Laval and Longueuil:
- 10 initial inquiries received (click, message, or form)
- 3 complete files submitted (income + references + identity + consent)
- 1 finalist candidate selected for signing
Why so many inquiries never become files
Most messages received on Marketplace, Kijiji or via form lead nowhere. Typical reasons:
- The candidate is 'shopping' multiple listings and doesn't follow up after the first questions
- The candidate refuses to provide documents or consent to credit verification
- The profile doesn't fit the unit (insufficient payment capacity, situation incompatible with offered lease term)
- The candidate is a spam account or market test
- The candidate finds another unit before the process completes
This natural filtering isn't a problem — it's the market mechanism itself. The challenge for the owner is to avoid wasting time on each of the 10 initial inquiries to identify the 3 serious ones.
City variation: Montreal, Laval, Longueuil
| City | Initial inquiries (standard 4½) | Expected complete files | Average time |
|---|---|---|---|
| Montreal (Plateau, Petite-Italie, Rosemont) | 20-50 | 5-12 | 2-3 weeks |
| Montreal (emerging neighborhoods) | 10-25 | 3-7 | 3-4 weeks |
| Laval (Chomedey, Sainte-Dorothée) | 8-20 | 2-6 | 3-5 weeks |
| Longueuil (Vieux-Longueuil, Saint-Hubert) | 8-18 | 2-5 | 3-5 weeks |
Central Montreal attracts more inquiries but also more noise (transit tourists, curious clicks). Laval and Longueuil receive fewer inquiries but a higher proportion of serious files — typically families or established renters actively seeking to settle.
Seasonal variation
Season radically changes inquiry volume and quality:
- April to June (classic high season for July 1) — very high volume, sometimes less prepared files (urgency)
- July to September — moderate volume, generally well-prepared files (back-to-school, new jobs)
- October to January — low volume but selective files (settled families, professional moves)
- February to March — gradual pickup, very qualified files (July 1 planning)
Variation by unit type
The inquiries/files/finalists ratio also changes by unit type:
| Type | Typical candidate profile | Observed ratio |
|---|---|---|
| Studio / 1½ / 2½ | Student, young professional | 20 inquiries → 4 files → 1 finalist |
| 3½ / 4½ | Couple, young family | 15 inquiries → 5 files → 1-2 finalists |
| 5½ / 6½ / house | Established family | 8 inquiries → 4 files → 1-2 finalists |
| High-end condo | Professional, expat | 10 inquiries → 6 files → 1-2 finalists |
The larger or more income-demanding the unit, the more refined the candidate profile — fewer inquiries, but more serious files per inquiry.
Why filtering matters more than volume
Many owners think receiving 100 inquiries is better than 20. It's wrong. Beyond a certain threshold, volume becomes a cost (time, attention, filtering errors) without return.
The goal isn't maximum inquiries — it's quickly converting good inquiries into complete files, and filtering out others before they consume your time. A professional placement service optimizes that conversion: rigorous pre-screening, file request as soon as interest is confirmed, fast elimination of incompatible candidates.
When to worry: signals of a poorly priced rent
Signals the rent is too high
- Fewer than 5 inquiries in 7 days on a well-distributed listing
- Candidates who ask questions and disappear without submitting a file
- No complete file after 14 days
- Explicit comparisons with cheaper units in the neighborhood
Signals the rent is too low
- 100+ inquiries in 48 hours
- Candidate files clearly above the unit's typical profile (income well above 3× the rent)
- Pressing visit requests before any qualifying questions
How to reduce time-to-lease without lowering quality
- 1Fair rent, based on real neighborhood comparables (not wishful thinking)
- 2Precise, complete listing: dimensions, inclusions, professional photos
- 3Structured pre-screening from the first interaction (standardized qualifying questions)
- 4File request as soon as interest is confirmed (income + references + identity)
- 5Fast verification with written consent
- 6Group visits rather than separate individual ones
- 7Decision within 48 hours of the last visit — a finalist doesn't wait