Harjit Minhas

Harjit Minhas Whether you're new or experienced, we’ll guide you to achieve your real estate goals!

We specialize in multi-family property investments, helping buyers and investors find opportunities, secure financing, and manage properties for the best returns.

06/01/2026

Over 10 million square feet of Canadian office space has been converted, demolished, or flagged for redevelopment since the pandemic. If all planned projects proceed, that's roughly 17,000 new residential units — real supply addition, not a crisis fix. The Toronto story is different from Calgary or Ottawa: land values here are too high to preserve existing structures. The model is demolish and rebuild at maximum density. Class-B office vacancy remains in double digits across most Canadian markets. That inventory isn't recovering — it's transitioning. Institutional capital has returned to office, but it's buying trophy assets, not conversion plays. The panic-driven conversion wave is behind us. What comes next is slower, more selective, and driven by obsolescence economics rather than emergency repositioning.

05/31/2026

CIBC is forecasting 1% real GDP growth for Ontario in 2026 — the weakest of any major province. Population declined 0.7% year-over-year in Q1. Non-permanent residents still make up 6% of Ontario's population, above the national average, with further declines expected as study and work permits expire. Discretionary spending is under pressure from mortgage renewals and housing price weakness. The 2027 recovery thesis is real — CIBC forecasts a sharp rebound in Ontario per-capita housing starts — but it's conditional on trade clarity and geopolitical resolution. For rental investors, the near-term picture is soft demand and a frozen supply pipeline. That combination doesn't stay balanced forever.

05/29/2026

Carney confirmed it this week — Ontario development charges cut up to 50% for three years, with $4.4B each from federal and provincial governments backstopping the revenue gap for municipalities. That's potentially $200,000 off project costs per unit. The GST/HST removal on new residential construction is already in effect. For rental investors, the question isn't whether this policy helps — it does. The question is whether it's enough to restart a development pipeline that's been frozen by soft demand, high construction costs, and zero new condo launches in Q1. Carney himself named the risk: pause supply long enough, and the next demand cycle will be brutal on affordability. B.C. is watching. So should you.

05/29/2026

Durham Region just approved a plan to add 72,000 people to northeast Pickering — 16,000 acres of farmland, 25-year horizon, 5-2 council vote. For rental investors watching secondary market corridors, this is a long-range demand signal worth tracking. But the bear case is real: Seaton, the last Pickering greenfield project, is still 60-70% unbuilt. No fiscal impact study was completed before approval. And the Mississaugas of Scugog Island First Nation has not signed an MOU — a legal and political risk that doesn't go away quietly. Long-horizon land plays in Durham just got more interesting. They also got more complicated.

05/27/2026

KCW posted 855 housing starts in April — up 235% year-over-year. Multi-unit alone jumped 260%. To be straight about it: a number this large almost always reflects a small number of large projects landing in the same month, not a broad market surge. But zoom out — KCW is up 92% year-to-date. That's not statistical noise. Tech corridor, university anchors, relative GTA affordability, and a rental market that was still posting positive rent growth while most of Ontario went negative. Institutional capital has been watching this market for two years. These starts suggest some of it is finally moving.

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05/27/2026

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05/27/2026

Hamilton posted just 27 housing starts in April. Down 86% year-over-year. One month of volatile data in a market that moves project by project — but the direction matters. Hamilton was Ontario's strongest rent growth market heading into 2026. When starts dry up this sharply, supply tightens, and that eventually shows up in rents. If you're underwriting Hamilton acquisitions right now, the supply side is quietly working in your favour.

05/26/2026

Starting June 15, every Toronto apartment building gets a public maintenance rating — green, yellow, or red — posted at the front door.

Green: 85%+ on city maintenance standards. Yellow: 70–84%. Red: below 70% — and two months in red triggers city audits.

The part landlords need to understand: you're now required to disclose your rating to prospective tenants before a lease is signed. A red building isn't just a compliance problem. It's a leasing problem. That hits vacancy, achievable rents, and valuation.

If you're underwriting a Toronto acquisition, the RentSafeTO score belongs in your due diligence checklist alongside the rent roll and LTB history.

73 bylaw officers funded in the 2026 budget. This program has resources behind it.

05/23/2026

Jesta Group — a Montreal family office with four decades across New York, London, Paris and Miami — just made their first Toronto move. $30M bulk condo acquisition, targeting 1,000 units over 12 months, up to $500M total.

The data behind the bet: 4,295 completed unsold condos in Q1 2026. Double last year. Five times 2024 levels. Zero new GTHA project launches this quarter — first time in decades.

Strategy: buy at discount, rent to service debt, exit when supply normalizes in 3-5 years. The HST rebate adds a 13% cost advantage with a 12-month window.

The risk they name themselves: prolonged immigration suppression delays absorption and pushes the recovery thesis past the exit horizon.

Institutional money reads supply gaps before retail does. Worth watching how this plays out.

05/23/2026

A 72-unit Parkdale building just sold for $15.5M — $215K per door — while tenants were actively withholding rent over an above-guideline increase application.

The new buyer inherited the dispute. The AGI application, the LTB eviction proceedings, the tenant organizing — all of it transfers with the deed.

For Ontario multifamily buyers, this is a due diligence reminder. Active LTB applications, pending AGI filings, and tenant disputes need to be surfaced before closing — not discovered after.

One more flag worth noting: the mortgage on this deal was $15.8M on a $15.5M purchase. That's financing above the purchase price. The article doesn't explain it — but it's worth asking the question.

AGIs are a legitimate tool. Poorly timed, poorly communicated, and applied to a building with deferred maintenance — they become an operational and legal liability.

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