For real estate investors, selecting the right lease structure helps balance flexibility and stability. Both month-to-month and fixed-term leases have their pros and cons, and the right choice depends largely on your goals and market conditions. However, your decision has significant implications for rental income, tenant turnover, and the overall management of the property.
Advantages of Month-to-Month Leases
Month-to-month leases offer flexibility, making them an attractive choice for investors looking to maintain agility in a dynamic real estate market. With no long-term commitment, landlords can more easily adjust rental prices, typically on short notice, to reflect current market conditions, within legislated rules. This can be a major advantage in fast-rising rental markets, where rents are rapidly increasing, as investors can adjust rates as frequently as needed to keep up with local trends.
For investors who are considering selling or redeveloping their property, month-to-month leases provide additional benefits. The short-term nature of these agreements allows landlords to vacate the property relatively quickly, which is ideal if market conditions suggest a higher return through sale or redevelopment. Investors are not tied down by long-term agreements that could delay such plans or complicate negotiations with potential buyers. The ability to offer the property with vacant possession can be a key selling point in a hot market where buyers may want to take immediate control.
In markets where vacancy rates are low, the flexibility of month-to-month leases may also allow investors to fill their properties more quickly, especially when tenants are looking for short-term housing solutions. This can help reduce downtime between leases, which can otherwise eat into profits.
Drawbacks of Month-to-Month Leases
Despite the flexibility month-to-month leases offer, they come with a significant downside: lack of income stability. Tenants can terminate the lease with minimal notice, leading to unpredictable vacancies and potential periods of zero rental income. This can make month-to-month leases a risky choice for investors who rely on consistent cash flow to cover mortgage payments, maintenance costs, or other expenses.
Moreover, in areas with slower-growing rental markets or during economic downturns, the ability to raise rents frequently becomes less beneficial, and the high turnover associated with month-to-month leases can lead to higher vacancy rates. Frequent tenant turnover also means increased costs related to advertising vacancies, screening new tenants, and preparing units for the next occupant, adding to the unpredictability of rental income.
Properties with month-to-month leases may also be viewed less favourably by lenders when investors are seeking financing. Financial institutions typically prefer properties with stable, long-term rental agreements as they provide a more predictable income stream. Thus, for investors relying on financing to grow their portfolio, the instability of month-to-month agreements could pose challenges.
Advantages of Fixed-Term Leases
Fixed-term leases, on the other hand, offer stability and predictability. With a fixed-term agreement, tenants commit to staying for a specified period, usually ranging from six months to a year or more. This provides investors with the security of knowing they will have consistent rental income for the duration of the lease. Such stability allows for better financial planning and budgeting, as landlords can predict their cash flow and make informed decisions about reinvestment, maintenance, and potential expansions to their property portfolio.
In areas with steady or slow rental growth, fixed-term leases ensure that the property remains occupied for extended periods, reducing the likelihood of vacancies. Additionally, many fixed-term leases include clauses that make it difficult for tenants to break the lease early without incurring penalties. This provides landlords with added protection against loss of income and allows for better financial planning in both the short and long term.
Renters often appreciate the security of knowing they will not face sudden rent increases or be required to vacate at short notice, particularly in markets with rising rents or limited housing availability. A fixed-term lease can attract reliable tenants who prioritize stability, potentially leading to longer-term relationships, further reducing turnover and associated costs.
Drawbacks of Fixed-Term Leases
However, the stability offered by fixed-term leases can come at the cost of flexibility. In rapidly appreciating markets, landlords may find themselves locked into a rental rate that quickly becomes outdated, preventing them from capitalizing on rising rents.
It also means that investors can miss out on prospective tenants seeking short-term housing, such as students. Additionally, fixed-term leases can make it more challenging for investors to sell their property quickly if an attractive offer arises. Potential buyers may be deterred if they are forced to honour existing leases, especially in cases where rental rates are below market value.
Balancing Flexibility and Stability
You can opt for a hybrid approach to balance the benefits of both lease types, by starting tenants on a fixed-term lease, and then offering the option to switch to a month-to-month lease at the end of the term. This lets you lock in stable rental income while maintaining the flexibility to adapt to future market changes or investment opportunities.
You should also consider the location of the property. In areas with high demand and rapid population growth, a month-to-month lease can provide the flexibility to maximize rental income in a competitive market, whereas a fixed-term lease may be better in areas with slower rental growth or more transient populations.
Ultimately, the choice between a month-to-month lease and a fixed-term lease depends on your goals, risk tolerance, and the local market conditions, but you can tailor your lease strategies to meet your needs and maximize your returns.
Bobby Puim is the Vice President of Operations at REC Canada, where he oversees all aspects of operations, including finance, IT infrastructure, team building, and business development. He also serves as Director of Operations and Business Development at REC Canada and as COO of the Broker’s Playbook Real Estate and Mortgage Podcast.
Bobby has a distinguished background in building thriving teams, launching start-ups, and establishing business systems. His work includes starting businesses that have evolved into sustainable, scalable seven-figure models. He is also very involved in charitable efforts that have positively impacted children across North America. He is passionate about helping people discover their purpose through disciplined self-reflection and is committed to creating systematic structures for the organizations he supports. He brings a wealth of knowledge and experience in several fields.
As part of its response to Canada’s ongoing housing challenges, the federal government has added another 12 new properties to the Canada Public Land Bank,...
As part of its response to Canada’s ongoing housing challenges, the federal government has added another 12 new properties to the Canada Public Land Bank,...
