What do I need to know if I am selling my rental property in Winnipeg?
BY Scott Moore, Group Leader & REALTOR | March 27, 2026
Selling a rental property can be a little different than selling a home you live in. There are a few extra things to think about, especially if you currently have tenants in the property. The good news is that with the right preparation, the process can still be smooth and straightforward.
Here’s what to know if you’re selling your rental home in Winnipeg.
Understand Your Tenant Situation First
Before putting the home on the market, it’s important to understand the type of lease your tenant has in place because your options for selling the property depend on your obligations to your tenant. Because tenancy laws are specific, we always recommend confirming details through the Residential Tenancies Branch.
In Manitoba, the most common situations are:
Fixed-term lease (for example, a lease ending December 31st)
Month-to-month lease
If the tenant is on a fixed-term lease, that lease may stay in place even if the property sells. In this case, the buyer becomes the new landlord and must honour the existing agreement until it expires.
If the tenant is month-to-month, there may be more flexibility depending on the buyer’s plans for the property. Familiarize yourself with how much notice you are required to give the tenant if you want them to vacate the property.
Think About Whether to Sell With or Without Tenants
The next big question is whether to ask the tenants to leave before you list the property for sale. Reach out to your realtor as part of this process as they will advise you about whether marketing the property as a rental property (with the benefit of the tenant included) or marketing it as a family home will net you the highest sale price.
Depending on what type of property it is, there’s a good chance you’ll have more demand for it from buyers that want to live in the home themselves. If that’s the case, selling the property vacant can open the door to a larger pool of buyers.
In Manitoba, tenants must generally receive 24 hours notice before a showing. Provided they have received appropriate notice, they have a duty to accommodate the showing, but most tenants aren’t invested in the sale in the same way as the seller is, and usually don’t keep the property as presentable. Tenants may also want to be home for showings (versus vacating to give buyers privacy) and may not be as cooperative. So be sure to factor in whether selling with the tenants in place could be a barrier to the sale.
Communication With Your Tenant Matters
If your property is currently rented, open communication will make the selling process much easier. Let your tenant know what to expect, including:
When the home will go on the market
How showings will work
How much notice they’ll receive before showings
A good relationship with your tenant can make a big difference in how smoothly everything goes. We recommend acknowledging the impact on their lifestyle and enjoyment of their home with a gift of some kind – a gift card to a restaurant, a bottle of wine, etc. A token of appreciation for their cooperation can go a long way to maintaining peace through the process.
Showings May Require a Little More Planning
Selling a tenant-occupied property means showings need to be scheduled more carefully. Sometimes this means:
Grouping showings together
Scheduling specific showing windows
Giving at least 24 hrs notice of a showing
As the seller, selling a property with these types of restrictions on the showings will put you at a disadvantage. Factor this into your decision to sell with the tenant in place or wait until it is vacant.
Selling the Property Vacant
Of course, there are downsides to this route as well. Firstly, you are not earning any rent from when the tenant leaves until the possession date – which can be 6-12 weeks from the date of the offer. You need to notify your insurance company and usually there are higher rates for insurance for a vacant property. And you will be limited to only being able to sell it when your lease ends – which in a seasonal real estate market like we have in Winnipeg, can mean a lower selling price.
The Right Strategy Makes All the Difference
Every rental property situation is a little different so the first step is to talk with an experienced realtor, like one of our team members at The Moore Group. We’re always happy to walk through your specific situation and help you decide on the best approach. Please give us a call at 204-995-7355 to discuss the best strategy for you.