A Landlord’s Guide to Ontario Landlord & Tenant Laws
Ontario landlord laws govern every stage of a tenancy, from how rent is collected and units are entered to how disputes are resolved and notices are served. For property owners, understanding these rules isn’t optional. Even minor compliance mistakes can trigger delays, invite disputes, or expose landlords to financial penalties. Most residential rentals in Ontario fall under the Residential Tenancies Act (RTA), enforced by the Landlord and Tenant Board (LTB), the tribunal that hears disputes and applies rental housing law in practice. At Property Management Toronto, compliance is built into every stage of the management process, so landlords stay protected as Ontario’s rental laws continue to evolve. This guide covers the key Ontario landlord laws every property owner should know, and what they mean for day-to-day rental management.
Key Takeaways
- Ontario landlord laws are governed primarily by the Residential Tenancies Act and enforced through the Landlord and Tenant Board
- Landlords must follow strict rules regarding rent increases, maintenance, privacy, deposits, and eviction procedures
- Ontario landlords owe annual interest on last month’s rent deposits under RTA s.106
- N12 and N13 eviction notices face increased scrutiny following recent reforms
- Proper tenant selection helps reduce disputes, arrears, and legal risk
- Working with a property management company helps landlords stay compliant while simplifying operations
Important Ontario Landlord Laws and Regulations
Ontario landlord laws establish the legal framework governing residential rental housing across the province, including rent rules, tenant protections, lease requirements, eviction procedures, and landlord obligations.
Residential Tenancies Act (RTA)
The Residential Tenancies Act, 2006is the primary landlord law governing residential rental housing in Ontario. Most rental properties fall under the RTA, including condos, apartments, basement units, duplexes, and single-family rental homes.Several sections of the RTA are especially important for Ontario landlords because they directly impact day-to-day property management and legal compliance.
| RTA Section | What It Covers | Why It Matters for Landlords |
| RTA s.20 | Maintenance and repair obligations | Landlords are legally responsible for keeping rental properties in a good state of repair and complying with health, safety, housing, and maintenance standards, even if the tenant was aware of issues before moving in. |
| RTA s.27 | Landlord entry rules | Landlords generally must provide at least 24 hours’ written notice before entering a rental unit unless an emergency applies. Notices must include the reason for entry and a reasonable timeframe. |
| RTA s.106 | Last month’s rent deposits | Landlords may collect a last month’s rent deposit, but they also owe annual interest on that deposit based on Ontario’s annual rent increase guideline. For 2025, the applicable interest rate was 2.5%, which many landlords overlook or fail to document properly. |
| RTA s.48 | N12 personal use evictions | Governs situations where a landlord, purchaser, or qualifying family member intends to occupy the rental unit. Recent reforms increased scrutiny surrounding bad-faith N12 notices. |
| RTA s.50 | N13 renovation and demolition notices | Governs notices related to demolition, conversion, or major renovations requiring vacant possession. Ontario landlords must now comply with stricter documentation, compensation, and tenant right-of-first-refusal requirements. |
Landlord and Tenant Board (LTB)
The Landlord and Tenant Board (LTB) enforces Ontario’s landlord and tenant laws under the Residential Tenancies Act. The LTB handles disputes involving rent arrears, eviction applications, maintenance concerns, illegal rent increases, deposit disputes, and bad-faith eviction claims.Because LTB decisions rely heavily on documentation, landlords should maintain organized records, including lease agreements, notices served, maintenance records, rent ledgers, and written communication with tenants.
Rental Fairness Act, 2017
Ontario landlord laws changed significantly with the introduction of the Rental Fairness Act, 2017, which received Royal Assent on May 30, 2017.
The legislation expanded rent control protections to most private residential rental units across Ontario and significantly changed how landlords could apply annual rent increases. It also strengthened several tenant protections tied to affordability and eviction procedures.
Ontario’s rent control framework changed again in 2018 through the More Homes, More Choice Act, 2018 (Bill 57), under which new residential units first occupied for residential purposes after November 15, 2018, became exempt from provincial rent increase guidelines.
Ontario now operates under a partially exempt rent control system in which many older rental units remain subject to annual guideline increases, and many newer units are exempt from rent control limits.
N12 and N13 Notices
Under Ontario landlord and tenant law, landlords may use specific Landlord and Tenant Board notice forms to end a tenancy in certain situations involving personal use, demolition, conversion, or major renovations.
- An N12 notice is generally used when a landlord, purchaser, or qualifying family member intends to occupy the rental unit.
- An N13 notice is generally used when a landlord intends to demolish a unit, convert it to another use, or complete major renovations that require vacant possession.
Because these notices can significantly impact tenants, Ontario landlord laws impose strict rules surrounding notice periods, compensation, documentation, and good faith intent.
Ontario Human Rights Code
Ontario landlords must also comply with the Ontario Human Rights Code during the tenant selection process and throughout the tenancy. The Human Rights Code prohibits discrimination based on protected grounds such as race, religion, disability, family status, gender, citizenship, age, and sexual orientation. This directly affects how landlords advertise properties, screen applicants, enforce lease rules, and interact with tenants throughout the tenancy.
Municipal Property Standards and Ontario Fire Code
Ontario landlords must also comply with municipal property standards bylaws and the Ontario Fire Code. These regulations govern property maintenance standards, heating requirements, smoke alarms, carbon monoxide detectors, occupancy limits, pest control obligations, and overall building safety requirements.
Failure to comply with municipal property standards or fire code requirements can result in fines, work orders, enforcement proceedings, or additional liability beyond Landlord and Tenant Board disputes.
Rental Agreements and Leases
A rental agreement or lease is a legally binding contract between a landlord and tenant that outlines the terms, responsibilities, and expectations of the tenancy. In Ontario, most residential tenancies must use the province’s standard lease agreement, which was introduced to create more consistency and transparency between landlords and tenants.
What a Lease Should Include
A properly structured lease should clearly outline the core terms of the tenancy so both parties understand their rights and responsibilities from the outset. Most Ontario lease agreements should include details such as:
- Monthly rent amount
- Payment schedule
- Lease duration
- Included utilities
- Occupancy terms
- Parking arrangements
- Rules related to pets or smoking
- Maintenance responsibilities
Clear lease agreements help reduce misunderstandings, disputes, and compliance issues later in the tenancy.
What Landlords Cannot Include in a Lease
Ontario landlord laws limit what landlords can include in rental agreements and leases. Even if a tenant signs the agreement, certain clauses may still be unenforceable under the Residential Tenancies Act.
For example, landlords generally cannot:
- Require illegal deposits
- Prohibit guests entirely
- Avoid maintenance responsibilities
- Require post-dated cheques as a condition of tenancy
- Include rules that violate the Ontario Human Rights Code
Because Ontario landlord and tenant laws override lease language, landlords should ensure agreements remain compliant with current legislation.
What Ontario Landlords Are Legally Required to Provide
Under Ontario landlord tenant laws, landlords are legally responsible for providing a safe and habitable rental property that complies with health, safety, housing, and maintenance standards.This includes providing:
- Working plumbing, heating, and electrical systems
- Access to hot and cold water
- Proper maintenance and necessary repairs
- Reasonable enjoyment of the rental unit
- Compliance with local property standards and safety requirements
Failure to meet these obligations can result in tenant applications through the Landlord and Tenant Board, including maintenance claims, rent abatements, or compensation orders.
As an experienced rental property management company, we build compliant rental agreements and leases into our leasing process from the outset. Our goal is to ensure expectations are clearly documented, legal requirements are addressed properly, and both landlords and tenants begin the tenancy with greater clarity and protection.
Landlord Rights Under Ontario Law
Landlords also maintain important rights under the Residential Tenancies Act to help them protect their property, enforce lease agreements, collect rent lawfully, and pursue remedies when tenants fail to meet their obligations:
The Right to Collect Rent
Ontario landlords have the legal right to collect rent according to the terms outlined in the lease agreement. If rent is not paid properly or on time, landlords may issue formal notices for non-payment and pursue eviction procedures through the Landlord and Tenant Board where appropriate.
Ontario landlord laws also permit landlords to apply lawful rent increases within provincial guidelines, provided proper notice requirements are followed.
The Right to Enforce Lease Terms
Landlords can enforce lawful lease provisions tied to occupancy limits, parking arrangements, smoking policies, maintenance expectations, and general tenancy rules. However, lease terms must comply with the Residential Tenancies Act and the Ontario Human Rights Code.
Even if signed by the tenant, lease clauses that violate Ontario landlord tenant laws may still be unenforceable.
The Right to Protect the Property
Ontario landlords have the right to protect their property from undue damage, illegal activity, or behaviour that substantially interferes with the operation of the property. If tenants cause significant damage, engage in illegal conduct, or interfere with the reasonable enjoyment of other occupants, landlords may pursue formal remedies through the Landlord and Tenant Board.
Because these situations often escalate into disputes or hearings, landlords should maintain clear documentation, including photos, inspection reports, maintenance records, and written communication throughout the tenancy.
The Right to Screen Prospective Tenants
Ontario landlords may screen prospective tenants during the tenant selection process using tools such as credit checks, employment verification, income confirmation, rental history reviews, and reference checks.
However, tenant screening practices must remain consistent and compliant with the Ontario Human Rights Code. Landlords cannot discriminate against applicants based on protected grounds such as race, religion, disability, family status, gender, citizenship, age, or sexual orientation.
Proper tenant screening is one of the most important ways landlords can reduce future disputes, arrears, and operational risk.
The Right to Pursue Eviction for Legal Grounds
Ontario landlord laws permit eviction for specific legal reasons, including non-payment of rent, persistent late payments, substantial property damage, illegal activity, landlord personal use, or major renovations requiring vacant possession. However, landlords cannot physically remove tenants, seize belongings, or change locks outside the formal eviction process. Only the Sheriff can legally enforce an eviction order issued through the Landlord and Tenant Board.
Because eviction procedures are highly regulated, landlords must ensure notices, timelines, documentation, and compensation requirements are handled properly throughout the process.
Landlord Responsibilities Under Ontario Law
While Ontario landlords maintain important legal rights, they are also responsible for complying with obligations under the Residential Tenancies Act, municipal property standards, and Ontario housing regulations.
Failure to meet these responsibilities can result in Landlord and Tenant Board applications, municipal enforcement action, fines, compensation claims, or delays during eviction proceedings:
- Maintain the Property: Under RTA s.20, landlords must keep rental properties in a good state of repair and comply with health, safety, housing, and maintenance standards throughout the tenancy. At PMT, we offer 24/7 maintenance services for property owners to help alleviate pressure and give landlords some peace of mind.
- Provide Safe and Habitable Housing: Ontario landlords are responsible for providing essential services such as heating, plumbing, electricity, hot and cold water, smoke alarms, and carbon monoxide detectors.
- Respect Tenant Privacy Rights: Under RTA s.27, landlords generally must provide at least 24 hours written notice before entering a rental unit unless an emergency situation applies.
- Follow Proper Legal Procedures: Landlords must follow formal rules when serving notices, increasing rent, handling disputes, or pursuing eviction proceedings. Illegal lock changes, self-evictions, or improper deposits can create significant legal exposure.
- Comply With Human Rights Laws: Ontario landlords must comply with the Ontario Human Rights Code during tenant screening and throughout the tenancy.
- Handle Last Month’s Rent Deposits Properly: Under RTA s.106, landlords owe annual interest on last month’s rent deposits based on Ontario’s annual rent increase guideline.
- Maintain Proper Documentation: Lease agreements, notices, maintenance records, rent ledgers, inspection reports, and written communication can all become critical evidence during Landlord and Tenant Board disputes.
Last Month’s Rent (LMR) Deposit Rules
Last month’s rent (LMR) deposit rules are one of the most commonly misunderstood areas of landlord law in Ontario.
Under the Residential Tenancies Act, landlords may collect a last month’s rent deposit at the start of a tenancy equal to no more than one rental period. However, the deposit can only be applied toward the tenant’s final rent payment. Ontario landlords generally cannot collect separate damage deposits, cleaning deposits, or security deposits in most residential tenancies.
Ontario landlords also owe annual interest on last month’s rent deposits under RTA s.106, which many landlords overlook. The annual interest rate is tied to Ontario’s rent increase guideline. In many cases, landlords offset the interest owed against lawful annual rent increases rather than paying the amount separately to the tenant.Landlords should also understand that:
- Last month’s rent deposits cannot be used for damages or unpaid utilities
- Key deposits are only permitted if they are refundable and reflect actual replacement costs
To avoid disputes, landlords should maintain accurate records showing:
- The amount collected
- The collection date
- Interest calculations
- Any credits or adjustments applied
Improper handling of deposits can expose landlords to applications or compensation claims through the Landlord and Tenant Board.
Eviction Procedures in Ontario
Ontario eviction procedures are highly regulated under the Residential Tenancies Act and must go through the Landlord and Tenant Board. At PMT, the goal is always to resolve issues proactively before they escalate to formal eviction proceedings whenever possible.
When formal action becomes necessary, the process generally involves:
- Serving the appropriate Landlord and Tenant Board notice
- Waiting the required notice period
- Filing an application with the LTB if the issue is not resolved
- Attending a hearing or mediation process
- Receiving a written order from the Board
- Enforcing the order through the Sheriff if required
Because Ontario eviction procedures are highly procedural, documentation and compliance are critical throughout the process.
Tenant Rights Under Ontario Law
Tenant rights and responsibilities are equally important under Ontario landlord and tenant laws. The Residential Tenancies Act provides tenants with significant legal protections related to housing stability, privacy, maintenance standards, and due process.
At the same time, tenants are expected to meet certain obligations throughout the tenancy. When tenants fail to meet these responsibilities, landlords may pursue formal remedies through the Landlord and Tenant Board.
The Right to Reasonable Privacy
Ontario tenants have the right to reasonable privacy within their rental unit. Under RTA s.27, landlords generally must provide at least 24 hours’ written notice before entering a rental unit unless an emergency applies. The notice must include the reason for entry, the date, and a reasonable timeframe.
This protection helps ensure tenants can reasonably enjoy their home without unnecessary interference.
The Right to Safe and Maintained Housing
Under RTA s.20, tenants have the right to live in a rental property that is safe, habitable, and properly maintained. Ontario landlords are responsible for ensuring the property complies with health, safety, housing, and maintenance standards throughout the tenancy.
If maintenance issues are not addressed properly, tenants may file applications through the Landlord and Tenant Board seeking repairs, compensation, or rent abatements.
Protection From Illegal Eviction
Ontario tenants are protected from unlawful eviction practices. Landlords cannot physically remove tenants, change locks without following proper procedures, shut off vital services, or force tenants to leave outside the formal Landlord and Tenant Board eviction process.
Only the Sheriff can legally enforce an eviction order issued through the Landlord and Tenant Board.
Protection Against Discrimination
The Ontario Human Rights Code protects tenants from discrimination during both the tenant selection process and the tenancy itself. Landlords cannot discriminate against tenants or applicants based on protected grounds such as race, religion, disability, family status, gender, citizenship, age, or sexual orientation.
These protections apply to rental advertising, tenant screening, lease enforcement, and overall treatment throughout the tenancy.
Protection Against Bad Faith Evictions
Recent Ontario landlord law reforms increased tenant protections surrounding bad faith evictions, particularly involving N12 and N13 notices. Tenants may challenge eviction applications if they believe a landlord falsely claimed personal use, renovations, demolition, or conversion in order to remove tenants improperly.Bad-faith eviction claims can result in substantial compensation orders and financial penalties against landlords.
Tenant Responsibilities Under Ontario Law
While Ontario tenants receive strong legal protections, they are also expected to fulfill important responsibilities throughout the tenancy.
- Pay Rent on Time: Tenants are required to pay rent in full and on time according to the terms outlined in the lease agreement. If rent is not paid properly, landlords may issue formal notices for non-payment and pursue eviction procedures through the Landlord and Tenant Board where appropriate.
- Maintain Reasonable Cleanliness: Tenants are expected to keep the rental unit reasonably clean and avoid creating unnecessary health or safety concerns within the property. This does not mean tenants are responsible for normal wear and tear, but they may be held responsible for excessive damage or neglect.
- Avoid Property Damage: Ontario tenants must avoid causing undue damage to the property beyond ordinary use. If substantial damage occurs, landlords may seek compensation or pursue formal remedies through the Landlord and Tenant Board.
- Respect Neighbours and Other Occupants: Tenants are expected to avoid behaviour that substantially interferes with the reasonable enjoyment of the property by other tenants or occupants. This may include issues involving excessive noise, harassment, illegal activity, or repeated disturbances.
- The Responsibility to Follow Lawful Lease Terms: Tenants must comply with lawful lease provisions tied to occupancy, smoking policies, parking arrangements, and other tenancy rules permitted under Ontario landlord and tenant laws. However, tenants are not required to comply with lease clauses that violate the Residential Tenancies Act or Ontario Human Rights Code.
- Report Maintenance Concerns Promptly: Tenants should report maintenance issues or safety concerns promptly so repairs can be addressed before problems worsen.
At PMT, we offer proactive tenant communication and consistent property oversight as part of our landlord services to help create clearer expectations for both landlords and tenants while reducing disputes and operational risk over time.
Landlord Renovation Laws Ontario Landlords Must Know
Landlord renovation laws Ontario landlords face have become increasingly strict in recent years, particularly surrounding N12 and N13 notices.
- N12 Notices for Personal Use: An N12 notice is generally used when a landlord, purchaser, or qualifying family member intends to personally occupy the rental unit.
- N13 Notices for Renovations or Demolition: An N13 notice is used for demolition, conversion, or major renovations that require vacant possession of the unit.
- Increased Scrutiny Around Bad Faith Evictions: Ontario landlord tenant laws now impose stricter rules surrounding documentation, compensation, good faith intent, and procedural compliance tied to N12 and N13 notices.
- Tenant Right of First Refusal: In many N13 situations, tenants may have the legal right to move back into the unit once renovations are completed if proper notice is provided before vacating.
- Compensation Requirements: Depending on the circumstances, landlords may owe compensation, alternative housing arrangements, or additional notice requirements when serving N12 or N13 notices.
- Potential Legal Liability: If the Landlord and Tenant Board determines a notice was served in bad faith, landlords may face substantial compensation orders, administrative penalties, and additional legal exposure.
Dispute Resolution Mechanisms Through the LTB
The Landlord and Tenant Board (LTB) handles most residential landlord-tenant disputes in Ontario, including matters involving rent arrears, maintenance concerns, illegal entry claims, eviction applications, harassment complaints, and rent increase disputes.
The LTB dispute resolution process generally involves filing an application, serving legal documents, attending mediation or a hearing, and ultimately receiving a written order from the Board. Many hearings are now conducted virtually through video conference or telephone hearings.
Because Landlord and Tenant Board decisions rely heavily on evidence and procedural compliance, landlords should maintain organized documentation throughout the tenancy.
For a more detailed breakdown of hearing procedures, timelines, notices, and what landlords should expect during the Landlord and Tenant Board process, read our complete guide to the Ontario LTB process.
Recent Legal Changes Affecting Ontario Landlords
Ontario landlord laws continue to evolve, particularly surrounding rent control, eviction procedures, and Landlord and Tenant Board enforcement standards.
Several major legislative and procedural changes have reshaped Ontario landlord and tenant laws in recent years:
2017: Rental Fairness Act
The Rental Fairness Act, 2017, expanded rent control protections to most private residential rental units across Ontario and significantly changed how annual rent increases could be applied.
2018: Bill 57 Rent Control Exemptions
In 2018, the More Homes, More Choice Act (Bill 57) created exemptions for many residential units first occupied after November 15, 2018, removing those units from provincial rent increase guideline limits.
2020–2021: Pandemic-Era LTB Changes
Ontario introduced temporary eviction enforcement pauses and virtual hearing procedures during the pandemic years, creating significant Landlord and Tenant Board backlogs that continue affecting timelines today.
Post-2024: Increased Scrutiny of N12 and N13 Notices
Recent reforms increased scrutiny surrounding personal-use and renovation-related eviction notices. Ontario landlords now face greater documentation requirements, compensation obligations, and legal exposure tied to bad-faith eviction claims.
2025: Bill 60 — Fighting Delays, Building Faster Act
Bill 60 received Royal Assent in 2025 and introduced additional amendments affecting Ontario housing and residential tenancy procedures. For more details, check out our blog about Toronto’s rental law updates in 2025.
As Ontario rental laws continue evolving, landlords should stay informed about changing compliance requirements and enforcement standards.
FAQs About Ontario Landlord Laws
By law, what does a landlord have to provide in Ontario?
Ontario landlords must provide a safe and habitable rental property that complies with health, safety, housing, and maintenance standards. This includes working plumbing, heating, electrical systems, hot and cold water, and necessary repairs throughout the tenancy.
Can a landlord collect a damage deposit in Ontario?
In most residential tenancies in Ontario, landlords generally cannot collect damage deposits or security deposits. In most cases, landlords can only collect last month’s rent deposit and certain refundable key deposits.
Does a landlord owe interest on last month’s rent deposits?
Under RTA s.106, Ontario landlords owe annual interest on last month’s rent deposits based on Ontario’s annual rent increase guideline. For 2025, the applicable interest rate was 2.5%.
Can a landlord evict a tenant without going to the Landlord and Tenant Board?
In most situations, landlords must follow formal eviction procedures and obtain an eviction order through the Landlord and Tenant Board before a tenant can legally be removed from the property.
How much notice does a landlord need before entering a rental unit?
Under RTA s.27, landlords generally must provide at least 24 hours of written notice before entering a rental unit unless an emergency exists.
PMT Helps Landlords Stay Compliant
At Property Management Toronto, we build compliance into every stage of the rental process. We are proud to have a portfolio of 1,500+ units under management and a ~0.7% vacancy rate.
Our team helps landlords manage tenant screening, lease agreements, maintenance coordination, legal notices, rent collection, and eviction procedures to help reduce operational risk and simplify day-to-day management.
For Ontario landlords, a few key principles matter most:
- Rental agreements and leases must comply with Ontario legal requirements
- Ontario landlords owe annual interest on last month’s rent deposits under RTA s.106
- Eviction procedures require strict compliance with Landlord and Tenant Board processes
- N12 and N13 notices now face increased scrutiny and documentation requirements
- Proper tenant selection helps reduce disputes, arrears, and long-term legal risk
- Landlord and Tenant Board disputes often depend heavily on documentation and procedural accuracy
If you are looking for support navigating Ontario landlord and tenant laws while protecting your investment property, contact PMT to learn how our team can help.