We Buy Rental Properties in Edmonton.
You do not have to wait out a lease, serve anyone notice, or coordinate showings around a tenant who would rather you did not. We buy rentals with tenants still living in them, because we keep renting the property, which means the tenancy simply carries on with us as the landlord.
170+ Homes Purchased Since 2018 · 3-Hour Typical Response · Cash Offer in 48 Hours
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Can You Sell a Rental Property With Tenants in Edmonton?
Yes. A tenancy does not block a sale in Alberta. It travels with the property, and whoever buys it becomes the new landlord under the existing terms. What actually causes the delay in a normal sale is not the tenancy itself, it is that most buyers want the property empty, and getting it empty means notice periods that can push possession months out. When you sell a rental property in Edmonton to a buyer who intends to keep renting it, that whole problem disappears, which is one of many circumstances, alongside every house we buy across Edmonton, that bring people here. We are not lawyers and cannot advise you on notices, your tenancy agreement, or anything under the Residential Tenancies Act. What we can do is make you a written cash offer within 48 hours that does not depend on your tenant going anywhere.
Selling Is Not, by Itself, a Reason to End a Tenancy
This is the single most common misunderstanding among Edmonton landlords, and acting on it is how people end up in front of the Residential Tenancy Dispute Resolution Service. Under Alberta's Residential Tenancies Act, deciding to sell does not give a landlord grounds to end a periodic tenancy. The sale-related reason exists, but it is narrow, and it only becomes available once specific conditions are all met at the same time.
A Firm Sale, Not a Listing
There has to be an actual agreement to sell with the conditions satisfied or waived. Putting the property on the market is not enough.
And the Buyer Intends to Move In
The reason generally turns on the purchaser, or a relative of the purchaser, actually occupying the premises.
Or a Written Purchaser Request
On a single detached, semi-detached, or condominium unit, the purchaser can instead request the notice in writing.
Good Faith Matters
Using the purchaser-occupancy reason when the real intention is something else is its own problem, with its own consequences.
Narrower Than People Think.
Fixed Term or Periodic? It Changes Everything
Before anything else about selling a tenanted rental makes sense, you need to know which kind of tenancy is on the property, because the two behave completely differently in a sale.
Fixed-Term Lease
Runs to its end date and generally survives the sale. The buyer inherits the tenant on the existing rent and terms. Ending one early normally requires a written mutual agreement both sides actually consent to.
Periodic Tenancy
Month to month, week to week, or year to year, continuing until properly ended. This is the only kind where a sale-related termination is even possible, and only when the narrow conditions are met.
Either Way, It Transfers
In both cases the tenancy comes with the building. The agreement is assigned to the buyer, the tenant is told who their new landlord is, and the deposit moves across at closing.
Three Months Starts Late.
The Hundred-Day Problem With Selling a Tenanted Rental
Most landlords assume that if a buyer wants the place empty, notice gets served when the property sells. It does not work that way, and the arithmetic is worth doing before you list. For a monthly tenancy the Act generally calls for three full tenancy months of notice, served on or before the first day of the notice period, and it can only be served once the sale is firm. Those two constraints stack, and they push possession much further out than people expect.
Offer Accepted
The clock has not started. Conditions are still outstanding.
Conditions Clear
Financing and inspection are satisfied or waived. Only now is the sale firm.
Notice Served
It has to land on or before the first day of a tenancy month, not just any day.
Three Full Months
Whole tenancy months, which is why a late serve costs an extra month outright.
Possession
Often past the 90-day mortgage rate hold your buyer was counting on.
Where This Goes Wrong in Practice
The delay is not the only cost. A long possession date narrows who can realistically buy the property, which affects the deal itself rather than just the calendar.
Why We Do Not Need Your Tenant to Leave
Every problem on this page so far comes from the same source, which is a buyer who wants the property empty. We are not that buyer. We keep renting the properties we purchase, which means the purchaser-occupancy reason for ending a periodic tenancy is not available to us and is not something we would ask you to use. The tenancy simply continues with us as the landlord, on the terms already in place. Nothing gets served on anyone, and the hundred-day clock never starts.
No Termination Notice
Nobody is asked to move, so there is no notice to serve, no dates to calculate, and no risk of getting one wrong.
No Showings to Arrange
We look at the property once. You are not scheduling a stream of strangers through somebody's home for weeks.
The Tenant Is Not the Problem
An occupied unit is not a defect to us. A paying tenant in place is often the straightforward version of this transaction.
You Stop Being the Landlord Sooner
About 14 days on average to close, rather than managing the property through a possession date months away.
Nobody Has to Move.
What Happens to the Tenancy, the Deposit, and the Rent
A tenanted sale has moving parts a vacant one does not. None of them are complicated, but all of them get handled at closing rather than being left to sort out afterward.
The Agreement Is Assigned
The existing tenancy agreement transfers to the buyer, who steps into the landlord's position on the same terms rather than writing a new lease.
The Deposit Moves Across
Security deposits are not returned at closing. They transfer to the new owner, normally through the Statement of Adjustments between the lawyers, with interest accounted for.
Rent Is Adjusted to the Date
Rent already collected for the closing month is apportioned between you and the buyer, the same way property taxes are.
The Tenant Is Told Who to Pay
Once the sale completes, the tenant needs to know who their landlord is and where rent goes. That notification is part of a clean handover.
One Document Worth Knowing About Before You List
On a tenanted sale, a buyer or their lender will often want the tenant to confirm the arrangement in writing: what the rent actually is, how much deposit is held, and whether there are any side agreements nobody wrote down. It protects the buyer from inheriting something undisclosed, and it is a reasonable thing to ask for.
It is also a point where a tenanted sale can stall. If the relationship with your tenant has deteriorated and they decline to sign anything, a conditional buyer can walk during their condition period. Selling directly avoids that pressure point, because we are not relying on a lender who needs the tenant's cooperation to approve the file.
Twenty-Four Hours, In Writing.
Showings: What the Rules Actually Require
Owning the property does not mean you can walk into it. Once a tenancy exists, the unit is somebody's home, and entry to show it to prospective buyers has conditions attached. This catches out landlords who have had an easy relationship with a tenant for years and assume a text message the night before is enough. It generally is not.
The Practical Problem With Selling an Occupied Rental
Even done correctly, the arithmetic of a listing works against you. Every viewing needs its own written notice a day ahead, which rules out the same-day request that buyers make constantly. A tenant who is entitled to stay during showings will often be sitting on the couch while people walk through, and a unit lived in normally will look lived in, because the standard is reasonably clean rather than showroom ready.
None of that makes a tenant unreasonable. It makes a tenanted listing slow, and it is why many landlords conclude the presentation battle is not worth fighting.
Why Edmonton Landlords Decide They Are Done
Very few people set out to stop being a landlord. The decision to sell a rental property usually arrives after a stretch where it has taken more than it gave back.
Rent Stopped Arriving
Chasing payment every month while the mortgage comes out on schedule. Arrears do not stop us from buying, and you do not have to resolve them first.
You Are Simply Worn Out
Calls at eleven at night, another turnover, another furnace. The property became a second job you never applied for.
Managing It From Far Away
Landlording remotely means paying someone for everything or relying on favors. Distance is one of the most common reasons owners call us.
You Inherited a Rental
Becoming a landlord was never the plan. If the property is still in an estate, our page on probate properties covers the authority question.
It Has Been Empty Since the Last One
Re-renting never happened and the unit has been sitting. See our page on vacant and abandoned houses for what that costs.
The Numbers Stopped Working
Between rates, condo fees, insurance, and repairs, the property is no longer doing what it was bought to do. Retirement often brings this to a head.
Every Type of Rental Property We Buy
We buy every kind of rental property in Edmonton, from single units to whole buildings. The type changes the paperwork more than it changes our answer.
Rented Houses
Single-family homes with tenants in place.
Homes With Suites
Including basement suites and up-down splits.
Duplexes and Multiplexes
Mixed occupancy across units is fine.
Small Apartment Buildings
Whole buildings with tenancies in place.
From Your First Call to Your Closing Date
Four steps, no showings, and nothing your tenant needs to agree to.
Tell Us About the Property
The lease type, the rent, and whether anything is outstanding. Honest information produces a firmer number.
One Visit, Not Twenty
We look at the property once, arranged properly, rather than running weeks of showings through somebody's home.
A Written Offer in 48 Hours
Explained line by line, including how the tenancy and condition affected the number.
You Pick the Closing Date
About 14 days on average, out to 120 if you want longer. You stop being the landlord that day.
Why Edmonton Landlords Sell Their Rentals to Us
You have spent long enough coordinating other people's schedules. Selling a rental property should not require more of it.
No Lender to Satisfy
Financed buyers of tenanted property need lender approval, which can hinge on paperwork your tenant has to cooperate with. We pay cash, so none of that applies.
As-Is, Including Tenant Damage
Turnover damage, worn units, and deferred maintenance are all priced into the offer rather than being work you organize around somebody's tenancy.
You Stop Managing It Sooner
About 14 days on average instead of carrying the tenancy through a possession date months out while hoping the sale holds together.
No Commissions or Fees
You receive 100% of the offer amount with nothing deducted, which is worth weighing against what a commission on an investment property comes to.
We Attend the Property
We go ourselves, which matters most when you are managing an Edmonton rental from another city and have not seen it in a while.
Nobody Gets Displaced
The tenancy continues with us. You are not ending someone's housing in order to get out of owning the building.
What a Tenanted Rental Faces on the Open Market
Listing is the right call for some rentals, particularly well-kept buildings with strong tenants and clean books. It is worth seeing both columns before you choose.
Selling Directly to Us
Listing the Tenanted Rental
Documents You May Need to Sell a Rental Property
You do not need any of this in hand before calling. It is simply what tends to come up when you sell a rental property with a tenant in it.
Tenancy Agreement
Fixed term or periodic, and the end date if there is one.
Rent Records
What is being paid, and anything outstanding.
Deposit Held
The amount, since it transfers rather than being refunded.
Property Title
Confirms ownership and anything registered against it.
Mortgage Details
Any balance is paid from the proceeds at closing.
Tax Notice
The most recent assessment for the property.
What Edmonton Homeowners Say
Real experiences from people who sold to us directly.
Rental Properties We Buy Across Edmonton
We buy rental properties in every quadrant of the city and in the surrounding communities, whether the unit is tenanted or sitting empty.
Northwest
Southwest
Southeast
Surrounding Communities
St. Albert, Sherwood Park, Spruce Grove, Stony Plain, Leduc, Fort Saskatchewan, Beaumont, Devon, Morinville, Gibbons, and Bon Accord.
Selling a Rental Property With Tenants, Answered
Straight answers on selling a rental property with tenants in place, covering notice, deposits, arrears, and timing, plus honest answers for tenants who found this page worried about their home.
Can you sell a rental property with tenants in Edmonton?
Yes. A tenancy does not block a sale in Alberta, it transfers with the property, and the buyer becomes the new landlord under the existing terms. Selling to a buyer who keeps renting avoids the notice periods entirely. We are not able to give tenancy law advice. A lawyer can confirm how the assignment should be handled.
Do I need my tenant's permission to sell my rental property?
No. You do not need a tenant's consent to sell a property you own, and a tenancy agreement gives nobody a veto over the sale. What the tenant does have is protection of their tenancy and rules around entry. We are not able to advise on your specific agreement. Send the address and we will take it from there.
Can I end a tenancy just because I am selling the property?
No. Under Alberta's Residential Tenancies Act, intending to sell is not on its own a valid reason to end a periodic tenancy. A sale-related termination generally requires a firm sale plus purchaser occupancy or a written purchaser request. We are not able to advise on notices. Speak with a lawyer before serving anything.
How much notice does a periodic tenant get when a rental is sold?
For a monthly tenancy the RTA generally requires three full tenancy months of notice, served on or before the first day of the notice period, and only once the sale conditions have cleared. Yearly and weekly tenancies follow different timing. We are not able to calculate your dates. A lawyer should confirm them before you rely on any of it.
What happens to a fixed-term lease when the property sells?
It survives the sale. A fixed-term lease generally runs to its end date regardless of who owns the property, and the buyer inherits the tenant on the existing rent and terms. Ending one early usually requires a written mutual agreement both sides consent to. We are not able to negotiate that with your tenant on your behalf.
Do you buy rental properties with the tenant still living there?
Yes, and this is the part most landlords do not expect. Because we keep renting the property rather than moving in, the sale-related termination reason does not apply, so nobody has to be given notice and no clock starts. The tenancy carries on with us as the landlord. Tell us the lease type when you call.
What if my tenant is behind on rent?
Arrears do not stop us from buying, and they are one of the most common reasons landlords call us in the first place. Tell us what is outstanding so the offer is built on real information rather than a surprise later. We are not able to collect arrears for you or pursue a former tenant after closing.
What if the tenant has damaged the property?
We buy rentals in their current condition, including units with real damage, and we do not ask you to repair anything first. The repair cost is reflected in the offer rather than being work you fund and supervise. We are not able to pursue a damage claim against a tenant for you. Photograph what you can before we visit.
What happens to the security deposit when I sell?
It transfers to the new owner rather than being returned at closing, and it is normally handled between the lawyers through the Statement of Adjustments, with interest accounted for. The new landlord then holds it until the tenancy ends. We are not able to advise on deposit accounting. Your lawyer handles that side.
Do I have to tell my tenant I am selling the rental?
There is no requirement to announce that you are thinking about it, though entry for showings has its own written notice rules, and the tenant must be told who their new landlord is once the sale completes. Selling to us usually means far less disruption. We are not able to advise on what your notice should say.
Can I hold showings if my tenant will not cooperate?
Entry generally requires at least 24 hours written notice stating the date, time window, and reason, with entry between 8am and 8pm. Tenants do not have to leave during a showing. Selling directly to us removes showings entirely. We are not able to enforce entry or intervene in a dispute, which is what the RTDRS exists for.
Can I sell my Edmonton rental if I live in another province?
Yes, and many of the landlords we buy from do. Distance is often the reason out of province owners stop wanting to be a landlord at all. We attend the property ourselves and send photos and notes rather than asking you to fly in. We are not able to act as your legal representative for the closing.
Do you buy rental properties that need major repairs?
Yes. Deferred maintenance is normal in a rental that has been turning over for years, and our page on houses that need major repairs covers how those offers are assessed. No repairs are required before we make an offer. We are not able to advance repair funds before closing. Send photos and we will work from those.
What documents will you need from me?
The tenancy agreement, a rent roll or record of what is being paid, the security deposit amount held, the property title, mortgage details, and the most recent property tax notice. Not every item applies. We are not able to obtain any of these for you. Send whatever you already have and we will start from there.
My landlord sold the house we rent. Do I have to move out?
Not automatically. In Alberta a tenancy generally continues after a sale, with the buyer becoming your landlord on the same terms. You can usually only be required to leave through a valid notice for a reason the RTA allows, given properly. We are not your landlord and cannot advise you. The RTDRS and a tenant advocate can.
My landlord is putting the house up for sale. What are my rights?
Listing a property does not end your tenancy or require you to move. Entry for showings generally needs at least 24 hours written notice, between 8am and 8pm, and you do not have to leave while a showing happens. We are not able to give you legal advice. Alberta's RTDRS handles disputes when rules are not followed.
What notice must a landlord give a tenant when selling a property?
A sale by itself does not require a termination notice. Where one is valid, a monthly periodic tenancy generally requires three full tenancy months, and a fixed-term lease usually runs to its end date regardless of the sale. Timing rules are specific. We are not able to assess any notice you have received. A lawyer or the RTDRS can.
My question is not covered here, who do I speak to?
Call us at +1 (587) 855-5427 or email hello@edmontonpropertybuyers.ca and we will answer plainly, including telling you when a question belongs with a lawyer or the RTDRS rather than with us. We are not able to give legal or tenancy advice. We can tell you what the property is worth.
Tell Us About the Rental Property
Send the address and the tenancy situation. We will respond within 3 hours during business hours with next steps toward a fair, no-obligation cash offer, and we will tell you honestly if listing it would serve you better.
- Tenants can stay, so no notice is needed
- Arrears and tenant damage are not dealbreakers
- 100% of the offer amount, no fees deducted
- You choose the date you stop being the landlord
Phone: +1 (587) 855-5427
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