Renew at TAL or re-rent at market? — Quebec lease decision tool
See, in seconds, whether the legal TAL renewal is close to market for your unit in Montreal, Laval or Longueuil — or whether re-renting captures enough gain to justify a short vacancy. Free, no signup.
TAL 2026 indices
Your unit
Observed median outside July 1: 30 days in Montreal/Laval/Longueuil. Shorter with a well-prepared placement.
Fill in rent, city, and unit type to see the recommendation.
Go further
Master the renewal cycle
F-notice deadlines, TAL rent-increase method, and how to decide whether to accept or refuse a lease assignment.
Quebec Lease Renewal 2026: F-Notice Deadlines Explained
Send the F notice 3–6 months before the lease ends — miss the window and rent is locked for another year. The exact dates, how the tenant replies, and your options at the TAL.
Rent increase in Quebec 2026: how to calculate correctly
TAL's calculation method, the F notice (lease modification), required deadlines, tenant's right to respond, and the mistakes that void an increase.
Tenant Refused Your Rent Increase? TAL Steps 2026
When the tenant rejects your F notice but stays, you have just ONE MONTH to file at the TAL — or rent stays put for a year. The procedure, the evidence you need, and whether it's worth it.
Sublease or lease assignment: what a Quebec landlord should do
Your tenant tells you they're leaving and offers "someone to take over the lease." Sublease or assignment? The two don't carry the same consequences, or the same right to refuse. Here's the process, the 15-day clock, and the costly mistakes.
Frequently asked questions
Practical answers for tenants and owners across Greater Montreal.
- How do I decide between renewing at the TAL increase and re-renting at market?
- Compare the annualized gap (market rent − TAL-renewed rent) against the expected vacancy cost (vacancy days × market rent ÷ 30). If the gap clearly exceeds the vacancy cost, re-renting wins. If they are close, the value of an in-place, reliable tenant usually beats a marginal upside. This tool runs that comparison automatically.
- Where does the market rent estimate come from?
- From the same city × bedroom medians the rent-price-estimator uses for Montreal, Laval and Longueuil. It's a baseline, not a per-listing appraisal — a tool to flag obvious gaps. For the actual achievable rent on your specific unit (neighborhood, condition, inclusions), an AA Location broker can give you a precise number.
- Why doesn't the calculator ask for taxes or capital works?
- Most owners don't have those bills handy when running this decision. The simplified TAL increase (base + heating) is enough to compare scenarios. If you have significant tax changes or major-works to recover, use our full TAL rent-increase calculator — the additional pass-throughs only raise the renewed rent, which usually strengthens the 'renew' case.
- Is the recommendation conservative?
- Yes, intentionally. The thresholds (renew below 5% gap, re-rent above 12%) reflect the realistic friction of turnover in Quebec: a new lease signing takes 2–4 weeks of structured work and carries a small but non-zero risk of an inferior tenant. A small paper gain rarely justifies that risk.
- What does 'vacancy days' mean in this tool?
- The expected number of days the unit sits empty between the current tenant leaving and the new lease starting. The median we see across Montreal, Laval and Longueuil outside July 1 is around 30 days for a well-prepared placement. Poor listings can stretch this to 60+ days; very tight markets and well-priced units can compress it to under 15 days.
- Can AA Location handle the re-rental for me?
- Yes. Tenant placement is our primary service. We filter inquiries, request complete files, verify with consent, and a real-estate broker on our team coordinates the lease signing. You keep the final decision; we handle the work that makes the new lease defensible.