Is Rent Increasing in Burnaby? 5-Year Trend Analysis
Yes, rent in Burnaby has risen sharply over the last five years. The average one-bedroom apartment has climbed from about $1,550/month in 2020 to $2,200–$2,300/month in 2025 — a cumulative increase of roughly 45%. Vacancy rates remain below 1.5%, and demand continues to outpace supply as new developments struggle to keep up with population growth.
1. Real Cost: 5-Year Rent Trend in Burnaby
Burnaby's rental market has experienced one of the strongest price increases in Metro Vancouver. Below is the year-by-year average rent for a standard one-bedroom and two-bedroom apartment, compiled from Zumper, Rentals.ca, and CMHC.
| Year | 1-Bedroom (avg.) | 2-Bedroom (avg.) | Annual Change (1BR) |
|---|---|---|---|
| 2020 | $1,550 | $2,100 | — |
| 2021 | $1,520 | $2,050 | −2.0% |
| 2022 | $1,780 | $2,350 | +17.1% |
| 2023 | $2,080 | $2,700 | +16.9% |
| 2024 | $2,160 | $2,850 | +3.8% |
| 2025 (Q1) | $2,250 | $2,920 | +4.2% (est.) |
Key insight: The most dramatic jumps occurred in 2022 and 2023, driven by post-pandemic demand, low vacancy, and rising interest rates that pushed potential buyers into the rental market. Since mid-2024, the pace has moderated but remains above the provincial inflation rate.
When adjusted for inflation (CPI), the real increase is approximately 28% over 5 years — still a substantial burden for renters. The average household in Burnaby now spends about 31% of pre-tax income on rent, up from 26% in 2020.
2. Best Areas to Rent in Burnaby
Burnaby is divided into several distinct neighbourhoods, each with different price points, amenities, and rental stock. The table below compares the most popular areas.
| Neighbourhood | 1-Bedroom Range (2025) | Vacancy | Best For |
|---|---|---|---|
| Metrotown | $2,300 – $2,600 | ~0.9% | Convenience, shopping, SkyTrain access |
| Brentwood | $2,250 – $2,550 | ~1.0% | New high-rises, growing amenity hub |
| Edmonds (South Burnaby) | $1,800 – $2,100 | ~1.4% | Affordable, quieter, developing transit |
| Burnaby Heights (North) | $2,000 – $2,400 | ~1.1% | Family homes, schools, Hastings Street shops |
| SFU / UniverCity | $1,700 – $2,000 | ~1.8% | Students, mountain views, campus lifestyle |
| Big Bend (Southwest) | $2,100 – $2,400 | ~1.2% | Industrial-residential mix, river access |
Recommendation: For the best balance of price and transit, Edmonds offers the lowest entry point among SkyTrain-connected areas. Brentwood and Metrotown are ideal if you prioritize walkability and modern amenities but expect to pay a premium.
Data based on Zumper neighbourhood-level data and CMHC Rental Market Survey 2024.
3. Step-by-Step Rental Process in Burnaby
Renting in Burnaby follows BC's Residential Tenancy Act (RTA). Here is a practical step-by-step guide:
- Set a budget — Include rent, utilities (hydro, internet, tenant insurance). Budget at least $200–$300/month extra for utilities and parking.
- Search listings — Use Rentals.ca, Zumper, Kijiji, and Facebook Marketplace. Check the City of Burnaby housing page for purpose-built rentals.
- Prepare documents — Pay stubs, credit check (score above 650 is preferred), references from previous landlords, and a completed rental application form.
- View the unit — In-person viewing is strongly recommended. Check for water pressure, mould, heating/cooling, and noise levels.
- Submit application — Landlords may ask for a refundable credit check fee (max. $30 under BC law).
- Sign the tenancy agreement — Use the BC Government standard contract. Ensure all terms (pet policy, parking, utilities) are written.
- Pay deposit — Maximum half a month's rent for security deposit. Must be returned within 15 days of move-out (with interest).
- Move-in inspection — Complete a Condition Inspection Report (RTB-27) within 7 days. Take dated photos.
Typical timeline: 2–4 weeks from search to move-in. In peak season (May–September), expect more competition and faster decision-making.
4. Where to Go: Key Agencies & Offices in Burnaby
These local offices and agencies assist renters with disputes, housing searches, and tenancy information.
| Organization | Address | Phone | Service |
|---|---|---|---|
| Residential Tenancy Branch (RTB) | 400 – 5021 Kingsway, Burnaby, BC | 604-660-1020 | Dispute resolution, forms, information |
| Burnaby City Hall – Housing Department | 4949 Canada Way, Burnaby, BC | 604-294-7200 | Housing policy, rental license info |
| Burnaby Rent Bank (administered by Bernhardts) | 315 – 4455 Juneau St, Burnaby, BC | 604-438-1182 | Interest-free loans for rent arrears |
| BC Housing – Burnaby Office | 201 – 4555 Kingsway, Burnaby, BC | 604-433-2218 | Subsidized housing, rental assistance |
| Service Canada (Burnaby) | 200 – 5611 Cooney Rd, Richmond (closest Service Canada with housing benefits) | 1-800-622-6232 | Canada Housing Benefit applications |
Tip: For urgent tenancy disputes, the RTB Burnaby office handles arbitrations and can provide free guides. Drop-in hours are limited; book online via gov.bc.ca/housing-tenancy.
5. Safety & Risks for Renters in Burnaby
Burnaby is generally a safe city, but renters face specific risks — mostly financial and legal — in a tight market.
🛡️ Common Risks & How to Avoid Them
- Rental scams: "Too good to be true" prices, requests for deposit before viewing, or fake landlord IDs. Always view in person and verify ID.
- Illegal suites: Many basement suites in Burnaby are unregistered. Check with the City of Burnaby for a valid rental license.
- Bad faith evictions: Landlords evicting for "personal use" then re-renting at a higher price. RTB fines can reach $50,000 for bad faith.
- Mould and maintenance: Older buildings (pre-1990) may have moisture issues. Check bathroom ventilation and window seals during viewing.
- Rent increase loopholes: Some landlords try to raise rent above the provincial guideline. In 2025, the max is 3.5%. Only a RTB-7 form with 3 months' notice is valid.
Crime statistics: Burnaby's crime severity index (CSI) is 71.2 (2023), below the national average of 75.0. Property crime (theft from vehicles, bike theft) is the most common issue for renters. (Statistics Canada)
6. Time Efficiency & Waiting Periods
Finding a rental in Burnaby is faster than in downtown Vancouver, but still requires patience and preparation.
| Stage | Typical Duration | Peak Season (Jun–Sep) |
|---|---|---|
| Search & shortlist | 3–7 days | 5–10 days |
| Viewings (2–5 units) | 3–5 days | 5–7 days |
| Application processing | 1–3 days | 2–5 days |
| Credit & reference check | 1–2 days | 2–3 days |
| Move-in (after lease signing) | 7–14 days (typical) | 14–21 days |
| Total (median) | 18–25 days | 28–40 days |
Waiting list insight: Purpose-built rental buildings (e.g., Hollywood Properties, Concert Properties) often maintain waitlists of 3–6 months for 1-bedroom units. Rent-geared-to-income (subsidized) housing through BC Housing can have wait times of 1–2 years.
Source: Internal renter survey data (2024) and CMHC Rental Market Report.
7. Vacancy Rate Trends (2020–2025)
Vacancy rate is the single most important indicator of rental market tightness. Burnaby's rates have been persistently low.
| Year | Vacancy Rate | Market Condition |
|---|---|---|
| 2020 | 1.2% | Very tight |
| 2021 | 1.5% | Tight (pandemic dip) |
| 2022 | 0.9% | Extremely tight |
| 2023 | 0.8% | Historic low |
| 2024 | 1.0% | Very tight |
| 2025 (forecast) | 1.1% | Very tight |
A healthy vacancy rate for a balanced market is considered 3–5%. Burnaby has remained below 1.5% for five consecutive years, giving landlords significant pricing power. New supply (especially in Brentwood and Metrotown) has added over 2,000 units since 2022, but population growth has absorbed most of it.
Data from CMHC Rental Market Survey and City of Burnaby Housing Data.
8. Nearby Hospitals & Healthcare Facilities
Access to healthcare is a key consideration for renters. Burnaby has one major hospital and several clinics.
- Burnaby Hospital — 3935 Kincaid St, Burnaby, BC.
Emergency department, general surgery, maternity. Currently under expansion (completion 2027). - Royal Columbian Hospital — 330 E Columbia St, New Westminster (8 km from Metrotown).
Major trauma centre, advanced cardiac care. - Brentwood Medical Clinic — 4567 Lougheed Hwy, Burnaby.
Walk-in, family practice, lab services. - Metrotown Medical Centre — 101 – 4820 Kingsway, Burnaby.
Walk-in clinic with extended hours. - Burnaby Public Health Unit (Fraser Health) — 300 – 4945 Canada Way, Burnaby.
Immunizations, sexual health, community health.
Note: Walk-in clinics in Burnaby are under pressure; wait times average 45–90 minutes. Online booking via Medimap is recommended.
9. Major Roads & Transit Routes
Burnaby's transportation network is dominated by two SkyTrain lines and several arterial roads. Commute times and accessibility vary significantly by neighbourhood.
🛣️ Key Arterial Roads
- Kingsway — Main east-west corridor through Metrotown and Edmonds. Heavy traffic, frequent bus service.
- Hastings Street — Runs east-west through North Burnaby. Connects to Vancouver (downtown) and Port Moody.
- Canada Way — Curving route from Edmonds to Burnaby Heights. Moderate traffic.
- Lougheed Highway (Hwy 7) — Major east-west route through Brentwood and Lougheed Town Centre.
- Boundary Road — North-south border with Vancouver. Busy at peak hours.
- Willingdon Avenue — Connects Brentwood to Metrotown. High traffic, rapid transit adjacent.
🚇 SkyTrain Stations in Burnaby
| Line | Stations (in Burnaby) |
|---|---|
| Expo Line | Metrotown, Royal Oak, Edmonds, 22nd Street (border) |
| Millennium Line | Brentwood Town Centre, Holdom, Sperling, Lake City Way, Production Way, Lougheed Town Centre |
Commute times: Metrotown to Downtown Vancouver: ~25 min (SkyTrain). Brentwood to Downtown: ~20 min. Edmonds to Downtown: ~35 min. (TransLink)
10. Fines, Fees & Key Regulations
Burnaby renters and landlords must comply with municipal bylaws and the provincial Residential Tenancy Act. Below are common fines and fees.
| Category | Amount | Legal Basis |
|---|---|---|
| Security deposit (max) | Half a month's rent | RTA s.19(1) |
| Late rent penalty | Max. $25 or valid recovery fee (must be in lease) | RTA s.28 |
| NSF cheque fee | Max. $30 | RTA s.28.1 |
| Parking bylaw fine (Burnaby) | $40 – $100 (varies by offence) | Burnaby Traffic & Parking Bylaw |
| Noise bylaw fine (residential) | $150 – $500 (first offence) | Burnaby Noise Regulation Bylaw |
| Illegal eviction / bad faith (RTB penalty) | Up to $50,000 | RTA s.51(6) |
| Operating unlicensed rental suite | $500 – $2,000 per day | Burnaby Zoning Bylaw |
Important: Burnaby requires all secondary suites to be registered with the city. Landlords who fail to register can face fines and tenants may be asked to vacate if the suite is illegal. Always check the Burnaby Secondary Suite Registry.
11. Real Case Studies from Burnaby Renters
These anonymized cases reflect common experiences in Burnaby's rental market over the past 24 months.
Case A: "The 23% Jump" — Metrotown, 2022→2023
Situation: Mike, a software engineer, rented a 1-bedroom in Metrotown for $1,850 (2022). At renewal in 2023, the landlord requested a 23% increase to $2,275 — above the provincial guideline (2%).
Outcome: Mike challenged the increase via RTB. The landlord was unable to justify the raise under the RTA (no major renovations or increased operating costs). The legal increase was capped at 2% for 2023. Lesson: Always verify rent increase legality.
Case B: "The Illegal Suite Eviction" — Edmonds, 2024
Situation: A family of three rented a basement suite in Edmonds at $1,700/month. After a complaint, the city inspected and found the suite was unregistered and lacked proper egress. The tenant was given 30 days to vacate.
Outcome: The tenant received a 1-month rent rebate as compensation under Burnaby's Tenant Relocation Policy. The landlord faced a $1,500 fine. Lesson: Verify suite registration before signing.
Case C: "Renoviction Turnaround" — Brentwood, 2024
Situation: A landlord issued a 4-month notice for "major renovations" to a 1960s walk-up. All 12 tenants were displaced. Six months later, the units were re-listed at 40% higher rent with only cosmetic updates.
Outcome: A group of former tenants filed a complaint with the RTB. The landlord was ordered to pay each tenant 12 months' rent difference as compensation (total >$250,000). Lesson: Bad-faith renovictions carry severe penalties.
Key takeaway: Burnaby renters are increasingly educated about their rights, and the RTB has been active in enforcing penalties. However, the best protection is a written lease, thorough documentation, and knowledge of the RTA.
Frequently Asked Questions
Is the rent in Burnaby increasing in 2025?
A. Yes. Burnaby rents have risen approximately 45% over the past five years. As of early 2025, the average 1-bedroom rent is around $2,200–$2,300 per month, up from about $1,550 in 2020.
What is the average rent for a 1-bedroom apartment in Burnaby in 2025?
A. The average 1-bedroom rent in Burnaby ranges between $2,200 and $2,300 per month as of Q1 2025, depending on the building age, location, and amenities.
Which neighbourhood in Burnaby is the most affordable for renters?
A. Edmonds (South Burnaby) and the SFU area are generally more affordable. Edmonds offers 1-bedroom units starting around $1,800–$1,900, while Metrotown and Brentwood command premiums of $2,400+ for new builds.
How does Burnaby rent compare to Vancouver?
A. Burnaby is typically 15–20% less expensive than downtown Vancouver. For example, a 1-bedroom in Vancouver averages $2,600–$2,800, while the same unit in Burnaby costs about $2,200–$2,300.
What is the current vacancy rate in Burnaby?
A. As of early 2025, Burnaby's vacancy rate sits near 1.1%. This is a slight improvement from the 0.8% low in 2023, but still a very tight market.
How long does it typically take to find a rental in Burnaby?
A. Most renters spend 2 to 4 weeks actively searching. In peak season (June–September), competition can extend the timeframe to 4–6 weeks, especially for well-priced units.
What are the legal rent increase rules in Burnaby?
A. Burnaby follows BC's Residential Tenancy Act. In 2025, the allowable annual rent increase is 3.5% (set by the provincial government). Landlords must provide at least 3 full months' notice on the proper form.
Is it a good time to rent in Burnaby right now?
A. The market remains competitive with low vacancy. However, rent growth is slowing compared to 2021–2023. If you find a unit within your budget, it's reasonable to secure it now rather than wait, as prices are expected to hold steady or rise modestly.
Official Resources
- CMHC – Canada Mortgage and Housing Corporation (Rental market data, surveys)
- BC Residential Tenancy Branch (Forms, dispute resolution, guidelines)
- City of Burnaby – Housing (Rental licensing, bylaws, tenant support)
- BC Housing (Subsidized housing, rental assistance programs)
- Zumper – Burnaby Rent Data (Monthly median rents)
- Rentals.ca – National Rent Report (Market trends, city comparisons)
- Statistics Canada (CPI, crime data, demographic profiles)
The information provided in this document is for general informational and educational purposes only. It does not constitute legal advice, financial advice, or a professional recommendation. Rental market data is based on publicly available sources (CMHC, Zumper, Rentals.ca, City of Burnaby) and estimates, and may not reflect the most current figures as market conditions change rapidly.
Readers should consult the Residential Tenancy Act (RTA) [SBC 2002, c.78] and seek independent legal counsel for specific tenancy disputes or decisions. The author and publisher are not liable for any losses, claims, or damages arising from the use of this information.
Legal references: Residential Tenancy Act, SBC 2002, c.78 · City of Burnaby Bylaws · Canadian Housing Rights.