How to publish a listing that attracts good tenants

Publishing a rental listing in Quebec isn't just about "putting up a photo and a price". Competition is fierce: in Montreal alone, hundreds of listings appear every week. To stand out and attract serious tenants, here are the 7 rules our best landlords apply on Coloka.

Rule #1 — Polish your photos (it's 80% of the click)

Listings with professional photos receive on average 3 times more messages than the others. A few principles:

• Natural light: photograph during the day, curtains open
• Declutter: remove dishes, clothes, papers
• Landscape format, never portrait for rooms
• At least 8 photos: living room, kitchen, each bedroom, bathroom, entrance, balcony/yard, street view
• Chest height, slight upward angle, to make rooms appear larger
• No heavy filters: tenants hate surprises during the visit

If possible, invest $100-$200 in a real-estate photographer. The return on investment is immediate.

Rule #2 — A title that makes people want to click

The title is what appears in search results. It must convey the 3 essential pieces of information: type of dwelling, neighbourhood, and one differentiating asset.

Bad title: "Apartment for rent"
Good title: "Renovated 2-bedroom, balcony, Mont-Royal metro — Plateau"

Avoid excessive capitalization, flashy emojis (🔥💯), and vague promises ("unique opportunity!"). Good tenants flee these listings.

Rule #3 — A structured and complete description

Many landlords write a vague paragraph. Mistake. Serious tenants scan before reading. Structure with:

• An opening line at the top (1-2 lines)
• Main features as a list: square footage, number of rooms, floor, elevator, parking
• Included in rent: hot water, heating, electricity, appliances, internet
• The neighbourhood: transit, groceries, parks, nearby schools
• Availability: desired move-in date, lease term
• Tenant profile: students, professionals, family, pets allowed or not

Aim for between 200 and 400 words. Too short = lacks seriousness. Too long = no one reads it.

Rule #4 — Set the right price (neither too high nor too low)

Rent that's too high scares off serious tenants and attracts negotiators. Rent that's too low attracts too many applications (and raises scam suspicions).

To set the right price:

1. Compare similar dwellings on Coloka, Kijiji and Centris (same neighbourhood, same number of bedrooms, same condition)
2. Take the median of active listings
3. Adjust ±5% based on your advantages (renovated, balcony, parking, view)
4. If after 14 days you have fewer than 5 serious messages, lower by $25-$50

Important reminder: in Quebec, you must indicate in the Section G of the lease the lowest rent paid in the past 12 months. Be transparent from the start of the listing — it avoids difficult negotiations later.

Rule #5 — Respond fast (and well)

Coloka's internal stats are clear: a landlord who responds in less than an hour closes 4 times more leases than one who responds in over 24 hours.

Tips:

• Enable notifications in the Coloka app
• Prepare a template response with the most-asked info (availability, pets, parking)
• Personalize with the tenant's first name
• Ask 2-3 filtering questions: occupation, move-in date, pets, smoker or not

Rule #6 — Verify the tenant's profile (without discriminating)

You have the right to ask for:

• Proof of income (pay stub, employment contract, tax return)
• References from the previous landlord
• Authorization for a credit check (fees on you or shared)
• ID at lease signing

You cannot refuse a tenant based on origin, religion, sexual orientation, marital status, language, age, disability, or because they have children. Quebec's Charter of Human Rights and Freedoms prohibits these forms of discrimination.

On the other hand, refusing an application for financial reasons (insufficient income, poor payment history) is entirely legal — provided you can justify it objectively.

Rule #7 — Show the dwelling in person (or on video)

No listing replaces a visit. To optimize your visits:

• Group 3-5 candidates in the same time slot (Saturday 2-4 pm, for example)
• Prepare a mini-package to hand out: blank lease copy, charges, building rules, detailed photos
• Be on time and introduce yourself as the landlord (not as a broker)
• If distance or constraints, offer a live video tour via WhatsApp, Messenger or Coloka

After the visit, ask serious candidates to send their application within 24 hours. Those who take a week aren't really interested.

Bonus: 5 mistakes to avoid

1. Blurry or night photos — divides your clicks by 4
2. Description in all caps — perceived as a scam
3. Asking for a security deposit — illegal in Quebec, scares informed tenants
4. Ignoring questions in messages — you're eliminated from the shortlist
5. Hiding defects (humidity, noise, neighbours) — voids the lease at the TAL

Recap

A good rental listing in Quebec is:

• ✅ 8+ bright photos in landscape format
• ✅ A short title with neighbourhood + asset
• ✅ A structured description (200-400 words)
• ✅ A fair price based on neighbourhood comparables
• ✅ A response in under one hour
• ✅ A profile verification without discrimination
• ✅ A well-prepared visit

Apply these 7 rules, and your dwelling will be rented to a good tenant in under 14 days — that's our average on Coloka.

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Disclaimer: This article provides practical advice based on the experience of Quebec landlords. For specific legal situations, consult the Tribunal administratif du logement or a lawyer.

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