Nova Scotia Landlord Checklist Before Selling Property

Every investor starts a journey with one clear expectation: returns. Whether it is shares, startups, or real estate, the goal is always the same—to grow wealth over time.

Real estate in particular has long been seen as a stable way to build long-term value.

It offers not just rental income but also the potential for property appreciation. For many landlords, buying property was a confident step toward financial security.

But the reality of owning rental property is not always smooth. Picture a landlord named Daniel. Several years ago, Daniel bought a modest duplex in a quiet neighbourhood. It was a calculated investment. The numbers looked good on paper. The mortgage was manageable and the location seemed ideal. For the first few years, the rent came in regularly and everything felt right. But then the tide started to change.

Unexpected repairs started to crop up. First, it was a leaking roof. Then the plumbing needed work. After that came rising property taxes. At the same time, Daniel noticed that rental income was not increasing at the same pace as his expenses. With inflation squeezing everyone’s wallet, his tenants began struggling to pay on time. Vacancy rates also went up. Suddenly, the property that once felt like a goldmine became a monthly drain.

Daniel, like many landlords in his shoes, began to evaluate his options. He pulled out spreadsheets. He spoke with other landlords. He reviewed his finances. The numbers were telling. The cost of maintenance, the stress of tenant issues, and the unpredictability of cash flow were no longer worth the hassle. Emotionally, it was a tough call. But financially, it made sense. He had to sell.

Now, a landlord has every right to sell their property. It is, after all, their investment. But that decision impacts others too. In Daniel’s case, he had tenants who had lived in the home for two years. They had children in nearby schools. They had built their routines around that apartment. Selling the property without proper notice would disrupt their lives deeply.

That is where form DR2 comes in. This is the landlord’s formal notice to quit. It is a necessary document in the process. It protects both the landlord and the tenant. It ensures that tenants are not caught off guard. More importantly, it gives them the time they need to make new plans and avoid sudden displacement.

Imagine how hard it is to find a new rental apartment with decent pricing in today’s market. It can be exhausting and emotionally draining. When landlords give their tenants a fair warning, it reduces the shock. It helps families plan, search, budget, and transition with less friction. It shows respect and responsibility.

So while it is understandable that landlords like Daniel may need to pivot when their investment stops yielding returns, it is also essential to remember the human side of the equation. Timely communication and the proper use of legal forms like DR2 help ensure that this change, though difficult, is handled with care.

How should the landlord and tenant approach this?

Early Termination by Tenant

If a tenant receives a Notice to Quit, they have the right to end the lease early by submitting Form DR2: Tenant’s Notice to Quit – Purchaser to Occupy Residential Premises. This allows the tenant to end the lease at any time before the date specified in the landlord’s notice.

Who Uses This Form

Landlords must use this form to notify tenants when:

• The rental property has been sold, and
• The purchaser or a member of the purchaser’s family intends to live in the unit.

Steps for the Landlord

1. The landlord enters into a purchase and sale agreement for the property.
2. All conditions of the sale are satisfied, except for the transfer of title.
3. The purchaser provides a written request asking the landlord to end the tenancy because they or a family member will be moving in.
4. The purchaser also provides a sworn affidavit confirming that they or a family member intends to occupy the premises.
5. The landlord completes the Landlord’s Notice to Quit (found on page 1 of the form).
6. The landlord then delivers the completed form and a copy of the sworn affidavit to the tenant either:
   • In person, or
   • By registered mail.

By following this process, landlords ensure that they comply with tenancy laws and allow tenants adequate time and notice to make new living arrangements.