Ottawa landlords leave money on the table. A unit that rents for $2,000 might support $2,400 with the right improvements and positioning. Here is where to focus.
Renovations That Pay Back
Not every reno increases rent. The four with the highest return:
- In-unit laundry: Adds $150–$250 per month. The single highest-ROI upgrade in Ottawa.
- Kitchen refresh: Countertops and cabinet fronts, not full gut. Adds $100–$200 monthly.
- Bathroom update: New vanity, mirror, and lighting. Adds $75–$150.
- Flooring: Replace carpet with vinyl plank. Adds $50–$100 and cuts turnover cleaning costs.
Furnished vs. Unfurnished
Furnished units command a 20–30% premium in Ottawa. The premium is highest downtown and in Sandy Hill (student and corporate demand). It shrinks in family-oriented suburbs like Kanata and Orleans where tenants own their furniture.
Parking and Storage
Downtown parking spots rent separately for $120–$180 monthly. Storage lockers add $50–$80. If your unit includes both, price accordingly. If not, mention nearby garage options in the listing.
Rent Control Strategy
Buildings occupied before November 2018 are capped at the annual guideline (2.5% in 2026). Maximize the starting rent on turnover — you cannot catch up later through increases. Post-2018 buildings have no cap: price to market each turnover.
Frequently Asked Questions
What renovation gives the fastest payback in Ottawa?
In-unit laundry. The monthly premium covers the install cost within 12–18 months in most buildings.
Should I include utilities in the rent?
Separate utilities from rent. Tenants who pay their own hydro and water consume less. A unit listed at $1,800 plus utilities leases faster than one at $2,000 all-inclusive.
How often should I reassess rent?
Review market comparables quarterly. On tenant turnover, price to the current market, not the previous lease.