I wanted to sit down and put everything in one place so we can look at the same information together. This isn't a complaint - it's me being transparent with you because I think you deserve that, and because I'd rather us figure this out than just move on without a conversation.
When I was late on payments because of my banking situation, you were patient. You didn't push, you didn't threaten, you gave me space. That matters, and I haven't forgotten it. You paid for paint when the place needed it. You replaced the garburator. You had the HVAC serviced before our first winter. When the bathroom renovation went sideways, we settled it - it wasn't necessarily fair to me, but it was amicable, and I accepted it because that's how I want us to work together.
I painted three bedrooms and both bathrooms myself. The walls had holes everywhere and were in really rough shape - that was a lot of labour. I've done all the basic yard work, mowing, cleanup, even some tree work where I could without equipment. I've been patient through every maintenance issue without filing a single complaint. I've kept this place clean and treated it like my own.
My banking situation is completely resolved. There will be no more late rent. That chapter is closed permanently. You can count on it being on time, every time.
I think we've both been good to each other, and I want to keep it that way. There are just a few things on the property side that I think we should look at together so we're both in a good spot going forward.
You asked me on our last call to send comparable listings for Promontory. So I did a proper look - 27 current listings across multiple platforms. Every one below is clickable so you can check for yourself.
| # | Address | Rent | BR/BA | Type | Link |
|---|---|---|---|---|---|
| 1 | 46270 Valleyview Rd #Lower, Promontory | $2,000 | 3/1.5 | Lower house | View on Zumper |
| 2 | 43584 Old Orchard Rd #Upper | $2,150 | 4/2 | Upper house | View on PadMapper |
| 3 | 46384 Angela Ave #Upper | $2,295 | 3/1.5 | Upper suite | View on Rentable |
| 4 | 47393 Macswan Dr #A, Promontory | $2,300 | 3/2.5 | House unit | View on Zumper |
| 5 | Norman Cres & Brooks Ave | $2,450 | 3/1 | House | View on Zumper |
| 6 | 46043 Mellard Ave #2 | $2,500 | 3/1.5 | Upper suite | View on Rentable |
| 7 | 4697 Teskey Rd #Upper | $2,500 | 4/2.5 | Upper (2,074 sf) | View on HomeLife |
| Our Place - 5530 Cedar Creek Dr | $2,750 | 3/2 | Upper duplex | ||
| 8 | 7885 Cedarbrook Rd #Upper | $2,900 | 4/3 | Upper house | View on PadMapper |
| # | Address | Rent | BR/BA | Type | Link |
|---|---|---|---|---|---|
| 9 | 9486 Cook St | $1,798 | 3/2 | Apartment | Zumper |
| 10 | 46338 Yale Rd #104 | $2,200 | 3/3 | Townhouse | Zumper |
| 11 | 47470 Chartwell Dr #51 | $2,600 | 3/2 | House | Rentable |
| 12 | 9155 Broadway St (lower) | $1,875 | 3/1 | Suite | HomeLife |
| 13 | 7231 Circle Dr | $2,300 | 3/2 | House (1,374 sf) | HomeLife |
| 14 | #12 46832 Hudson Rd | $2,400 | 3/3 | Townhouse | HomeLife |
| 15 | 8500 Maplewood Rd (Cedarbrook) | $2,975-$3,050 | 3/2 | New-build TH | PadMapper |
| Factor | Adjustment |
|---|---|
| 3BR upper suite median in Chilliwack | $2,200 |
| Promontory location (desirable neighbourhood) | +$100 to +$200 |
| 2 bathrooms (most upper suites only have 1) | +$50 to +$100 |
| Condition: outstanding maintenance, older finishes | -$200 to -$300 |
| Estimated fair market rent (utilities excluded) | $2,050 - $2,200 |
Data from: Zumper · RentCafe · Apartments.com · PadMapper · HomeLife · Rentable · REW · Kijiji · CMHC
Right now I'm paying 65% of all shared utilities. I think this should be 60/40, and here's why:
Context: Under RTA Section 6, utility splits can be challenged if they're unfair. One RTB ruling found 60/40 to be appropriate for a comparable upper/lower arrangement.
I thought it would be helpful for both of us to know how this stuff works in BC. It's good information to have as a landlord and as a tenant.
Landlords must maintain rental properties to health, safety, and housing standards. This includes gutters, HVAC, exterior, plumbing, mold, and structural repairs. It's an ongoing obligation. Full details in Policy Guideline 1.
Tenants can apply to the Residential Tenancy Branch for repair orders, rent reductions, and compensation up to $35,000. I have no interest in going that route - that's not how you and I do things. But Alvin, I want to put something on your radar for the future: not every tenant is going to think like us. Most people wouldn't have been this patient. If the next person has these same issues, they're going straight to the RTB, and it won't be a conversation - it'll be a filing. You and I are handling this the right way. I just want to make sure you're set up so this doesn't become a problem down the road, whether it's with me or anyone else.
Full law: BC Residential Tenancy Act · TRAC - Repairs · Utilities Guide
Alvin, you've seen the numbers, the listings, and the details above. Here's where I land.
I see two paths, and I'm good with either one:
Option A - We keep going, with adjustments:
Option B - We part ways on good terms:
If Option A doesn't work for you, I completely understand. We'd find a new place and give you proper notice so you have time. No hard feelings.
Let me know when you'd like to sit down or get on a call. I'm flexible.
All the best to you and the family,
Ashkan