Back-to-School Rental Scams: A Waterloo Renter Lost $2,400 to a Fake Landlord

A renter in Waterloo lost $2,400 after paying a key deposit and rent deposit to someone they believed was a landlord. When the renter later tried to discuss the upcoming lease, the supposed landlord could no longer be reached.

Waterloo Regional Police disclosed the case on August 28, 2026, as students across Canada searched for housing before the start of the school year. The police investigation remains ongoing.

The listing followed a familiar pattern. Fraudsters copy photos from a legitimate advertisement, offer the unit at an attractive price and create pressure to pay quickly. Once the deposit is sent, the listing disappears and the renter discovers that the property was never available.

A convincing listing can still be fake

Rental scams are particularly effective in August and September because students often need housing quickly. Someone moving from another province or arriving in Canada may also be unable to visit the unit before signing.

Scammers use that urgency to make normal precautions feel like obstacles. They may claim that several other people are interested, that the current tenant cannot accommodate a viewing, or that the landlord is temporarily outside the country. A deposit is then presented as the only way to hold the unit.

The advertisement itself may look professional. Stolen photos, a real address and a copied description can make a fake listing nearly indistinguishable from the original.

The Canadian Anti-Fraud Centre warns that fraudulent rentals are often advertised in desirable locations at below-average prices. Interested renters receive quick responses and stolen photos, followed by a request for immediate payment.

Verify the property and the person renting it

Finding the address on Google Maps confirms that the building exists. It does not confirm that the person messaging you owns, manages or occupies the unit.

Search the full address and a distinctive sentence from the description. If the same photos appear under different prices, contact names or phone numbers, one of the advertisements may have been copied.

A reverse image search can also reveal whether the photos came from a real estate listing, an old rental advertisement or a short-term rental page.

Ask to view the unit in person. If you are searching from another city, request a live video tour and ask the person to show details that would be difficult to reproduce from listing photos, such as the view from the window, the unit number and common areas. A trusted friend can attend on your behalf.

A viewing still does not prove that someone has the right to rent the property. Ask for the landlord or property manager’s full legal name and confirm their role. If it is a professionally managed building, contact the management company using the phone number published on its official website.

For a sublet or lease takeover, ask to see the original tenancy agreement and confirm the arrangement with the property owner or manager. A legitimate tenant should be able to explain who receives the rent and whether the landlord has approved the sublet.

University of Waterloo’s off-campus housing office recommends verifying the property online and considering a request for proof of ownership before paying.

Sign the lease before sending a deposit

Waterloo Regional Police advises renters not to provide payment before signing a rental agreement. Verbal promises, text messages and a payment confirmation do not replace a lease.

Read the agreement closely and make sure it includes:

• the landlord’s legal name and contact information;
• the complete rental address and unit number;
• the monthly rent and what it includes;
• the amount and purpose of every deposit;
• the start and end dates of the tenancy; and
• the names of everyone entering the agreement.

The name receiving the payment should make sense in relation to the lease. If the landlord asks you to send money to a different person, company or email address, verify the reason independently before paying.

Do not rely on contact details supplied in the same suspicious message. Find the property manager, brokerage or company through its official website and call that number.

Ontario limits what a landlord can collect

The Waterloo case took place in Ontario, where most residential tenancies are governed by the Residential Tenancies Act. Rules differ elsewhere in Canada.

In Ontario, a landlord can generally collect a rent deposit for the final rental period. The amount cannot exceed one month’s rent for a monthly tenancy, or the rent for one rental period if rent is paid weekly.

A landlord may also request a refundable deposit for keys, access cards or remote entry devices. That deposit cannot exceed the expected direct replacement cost.

Ontario landlords cannot normally collect separate damage or pet deposits. Renters are entitled to a free receipt for rent and deposit payments if they request one.

A request for a large key deposit, several months of rent simply to reserve a unit, or unexplained administrative fees deserves closer scrutiny. An unlawful charge does not automatically mean the listing is fake, but it should not be paid without verifying the landlord and understanding the rule.

Renters outside Ontario should check the tenancy rules published by their province or territory before sending a deposit.

Keep sensitive information out of rental messages

A fake landlord may be after more than the deposit.

Fraudsters sometimes request a Social Insurance Number, passport, banking information, student identification or other documents through an application form. Those details can be reused for identity fraud.

A landlord may reasonably ask for your name, contact information, references, proof of income or permission to conduct a credit check. The University of Waterloo notes that there is no legal reason for a landlord to retain copies or photos of documents such as a passport, driver’s licence, student card or Social Insurance Number.

If identification is needed, ask why, how it will be stored and whether you can show it without providing a copy. Never send online banking credentials or security codes.

Newcomers unfamiliar with Canadian rental and credit systems can find more practical information in Canooq’s New to Canada guides and credit score guide.

A low price and urgent deadline are a dangerous combination

Below-market rent alone does not prove fraud. A landlord may price a unit competitively, and a tenant may offer a discounted sublet.

The concern grows when the low price appears alongside other warning signs:

• the landlord refuses an in-person or live video viewing;
• the photos appear in another listing;
• the person avoids questions about ownership or management;
• the unit must be secured immediately;
• payment is requested before a lease is signed;
• the payment recipient does not match the lease;
• the landlord claims to be abroad and cannot arrange local access;
• the application requests excessive personal information; or
• the story changes when you ask for verification.

A legitimate rental can usually withstand a day of verification. Pressure to skip that process is a reason to stop.

Act quickly if you already sent money

Contact your bank or credit union immediately. Explain that the transfer was connected to suspected rental fraud and ask whether it can be stopped or recalled. Recovery is not guaranteed, especially after an e-transfer has been deposited, but reporting it quickly gives the financial institution more information to work with.

Save the full advertisement, lease, emails, text messages, phone numbers, payment receipts and recipient details. Take screenshots before the account or listing disappears.

Report the incident to:

1. your local police service;
2. the Canadian Anti-Fraud Centre;
3. the website or platform that hosted the advertisement; and
4. your bank or payment provider.

The Canadian Anti-Fraud Centre accepts online reports and can be reached at 1-888-495-8501. Attempted scams can also be reported, even when no money was lost.

If you shared identification or sensitive financial information, change affected passwords and monitor your bank accounts and credit reports. Contact Equifax and TransUnion to ask about fraud alerts if your identity information may have been compromised.

Anyone with information about the Waterloo investigation can contact Waterloo Regional Police at 519-570-9777.

Sources

• Waterloo Regional Police rental scam warning
• Canadian Anti-Fraud Centre rental fraud guidance
• Canadian Anti-Fraud Centre reporting portal
• University of Waterloo off-campus housing guidance
• Ontario standard lease guide

Last updated August 29, 2026. Rental and deposit rules vary by province and by the type of accommodation.