What Are My Rights as a Landlord in Ontario?
Being a landlord in Ontario, it can sometimes feel like there are endless rules about what you can’t do – but the reality is, you have more control than you think. Landlords have important rights too, and knowing how to exercise them is essential to protecting your rental property.
From collecting rent and screening tenants to entering the property, increasing rent and addressing lease violations, Ontario landlords have a number of legal rights under the Residential Tenancies Act, 2006 (RTA). The catch is that many of those rights come with specific rules, notice requirements and processes that need to be followed.
Knowing the difference between what you’re entitled to do and how you’re legally required to do it can help you avoid unnecessary disputes, delays and costly mistakes.
In this guide, we’ll break down the key landlord rights in Ontario, where the limits are, and what you need to know when common tenant and property issues arise.
Important: This article provides general information about landlord rights in Ontario and is not legal advice. Landlords dealing with a specific legal dispute should consult the Residential Tenancies Act, Landlord and Tenant Board resources and, where appropriate, a qualified legal professional.
What Rights Do Landlords Have in Ontario?
Ontario landlords have several important rights related to the operation and protection of their rental properties under the Residential Tenancies Act (RTA).
The Right to Screen and Select Tenants
Before deciding who will rent their property, landlords have the right to screen prospective tenants and assess their ability to meet the financial and practical obligations of the tenancy.
Depending on the circumstances, screening may include reviewing:
- Credit information
- Income and employment information
- Rental history
- Landlord references
- Identification
- Information relevant to the applicant’s ability to meet the tenancy obligations
While landlords have discretion when evaluating prospective tenants, the screening process still needs to be conducted lawfully and consistently. Ontario’s Human Rights Code prohibits discrimination in housing based on protected grounds, and landlords should ensure their screening criteria focus on legitimate tenancy-related considerations.
Landlords should also be careful about the information they request, how that information is used and how applicant records are handled. For a deeper look at the process, read our guide to screening tenants legally.
The Right to Collect Rent
One of the most fundamental landlord rights in Ontario is the right to receive the lawful rent established for the rental unit.
Tenants are expected to pay rent in full on the date agreed upon in the tenancy agreement. When rent is not paid, landlords do not simply have to accept the loss. Ontario’s rental framework provides a process for addressing rent arrears.
For non-payment of rent, this will commonly begin with an N4 Notice to End a Tenancy Early for Non-payment of Rent. Depending on what happens after the notice is served, a landlord may subsequently be able to apply to the Landlord and Tenant Board.
Good documentation becomes particularly important when payment problems occur. Landlords should maintain accurate records showing:
- Rent due dates
- Amounts charged
- Payments received
- Outstanding balances
- Notices served
- Relevant communication with the tenant
At the same time, a landlord cannot take matters into their own hands by simply removing the tenant, changing the locks or seizing the tenant’s belongings because rent has not been paid. The appropriate legal process must be followed.
The Right to Increase Rent
Ontario landlords have the right to increase rent when the requirements established under the RTA are met. In most situations, at least 12 months must have passed since the tenant first moved into the unit or since the tenant’s last rent increase. Landlords generally must also provide at least 90 days’ written notice using the appropriate Landlord and Tenant Board form.
For rental units subject to Ontario’s annual rent increase guideline, landlords generally cannot increase rent by more than the applicable guideline without LTB approval. Some rental units are, however, exempt from the annual rent increase guideline.
For example, the LTB states that a rental unit that was not occupied for residential purposes on or before November 15, 2018 may be exempt from the guideline. Even where the guideline does not apply, notice and other legal requirements can still apply.
Ontario’s rent rules can change, so landlords should confirm the current requirements before issuing a rent increase.
Can Ontario Landlords Increase Rent Above the Guideline?
In certain circumstances, landlords can apply to the Landlord and Tenant Board for an Above Guideline Increase (AGI). An AGI is not simply a larger rent increase that a landlord decides to charge, as the landlord must apply to the LTB and establish that the application falls within the permitted grounds.
According to the LTB, an AGI application may be made because:
- Municipal taxes and charges for the residential complex increased by an extraordinary amount;
- Operating costs for security services were experienced for the first time or increased; or
- Qualifying capital expenditure work was completed at the residential complex.
Landlords use Form L5 – Application for a Rent Increase Above the Guideline to make this application, which must be filed at least 90 days before the first effective date of the intended rent increase. The process also requires supporting documentation, and a Rental Unit Information (RUI) form.
It is important to distinguish the L5 from forms used to notify tenants of rent increases, as forms like the N1, N2 and N3 have different purposes depending on the rental unit and circumstances. Because AGI applications can involve substantial documentation, calculations and procedural requirements, landlords considering an above-guideline increase should review the current LTB instructions carefully before proceeding.
The Right to Enter a Rental Property
A landlord owns the rental property, but once it is occupied by a tenant, that ownership does not provide unrestricted access to the rental unit. Ontario law establishes circumstances in which a landlord may enter and the notice that must be provided.
Can a Landlord Enter a Tenant’s Unit in Ontario?
Yes, landlords may enter a rental unit for legally permitted purposes, but in many circumstances they must first provide the tenant with at least 24 hours’ written notice.
Permitted reasons can include:
- Making repairs or completing work in the unit
- Conducting a reasonable inspection to determine whether repairs are required
- Allowing a potential mortgagee or insurer to view the unit
- Allowing a potential purchaser to view the property
- Certain professional inspections
- Other reasonable purposes specified in the tenancy agreement
When 24-hour written notice is required, the notice must specify the reason for entry, the date of entry and a time between 8 a.m. and 8 p.m. If the landlord has provided valid notice and has a lawful reason for entering, the LTB notes that the landlord can generally enter even if the tenant is not home.
When Can a Landlord Enter Without 24 Hours’ Notice?
There are certain situations where 24 hours’ written notice is not required. These can include:
- An emergency
- When the tenant consents to entry at the time
- Certain regular cleaning arrangements established in the tenancy agreement
- Showing the unit to prospective tenants after notice of termination has been given or the landlord and tenant have agreed to terminate the tenancy, provided the applicable requirements are followed
The rules can differ depending on the reason for entry. For example, a tenant requesting a repair does not automatically give the landlord an unrestricted right to enter whenever they choose. Unless another exception applies, the landlord still needs to comply with the applicable entry requirements.
The Right to Inspect and Protect the Rental Property
Landlords have a legitimate interest in protecting the physical condition and long-term value of their rental property. Reasonable inspections can help identify issues such as:
- Water damage
- Plumbing problems
- Electrical concerns
- Heating or HVAC issues
- Damage requiring repair
- Maintenance concerns
- Safety issues
- Problems that could become more expensive if left unresolved
Ontario’s entry rules specifically recognize reasonable inspections to determine whether a rental unit is in a good state of repair or whether work is required.
Regular inspections can help landlords document the condition of a property throughout a tenancy, as photographs, inspection reports, repair records and correspondence can become important if there is later disagreement about the cause or extent of property damage.
“Regular inspections aren’t about looking over a tenant’s shoulder. They’re about knowing what’s happening at the property, identifying maintenance issues early and protecting the condition of the investment over the long term.”
— Ahmed Heshmat, General Manager at PMT Property Management
The right to inspect does not eliminate a tenant’s right to privacy and reasonable enjoyment of their home. Inspections should have a legitimate purpose and comply with applicable notice and entry requirements.
The Right to Enforce the Tenancy Agreement
A residential tenancy agreement in Ontario establishes important expectations between a landlord and tenant, and landlords have the right to address breaches of lawful tenancy terms.
Depending on the property and tenancy, this may involve issues relating to:
- Rent payments
- Tenant responsibilities
- Property damage
- Conduct affecting other residents
- Condominium rules and bylaws
- Lawful use of the rental property
- Other enforceable provisions of the tenancy agreement
All this considered, including a term in a lease does not automatically make that term enforceable. Lease provisions cannot simply override the Residential Tenancies Act or other applicable legislation. This is one reason landlords should understand Ontario rental laws for landlords before attempting to enforce a tenancy provision.
“One of the advantages of having PMT involved is that the owner doesn’t have to be the person having every difficult conversation. We can step in as the professional point of contact, keep the conversation focused on the tenancy and work toward a resolution without the situation becoming personal.”
— Ahmed Heshmat, General Manager at PMT Property Management
Clear leases, written communication and consistent documentation can make it considerably easier to address issues when they arise.
The Right to Address Tenant Damage and Serious Problems
Landlords have the right to take action when tenants cause undue damage to a rental property or engage in conduct that creates legally actionable problems. One important distinction is between normal wear and tear associated with ordinary use of a rental property and damage resulting from wilful or negligent conduct.
When a significant issue occurs, landlords should document:
- What happened
- When it occurred
- Photographs or video where appropriate
- Repair estimates and invoices
- Inspection records
- Communication with the tenant
- Witness information where relevant
Depending on the nature of the issue, different LTB notices and remedies may apply. For example, certain situations involving damage or interference may involve an N5, while more serious circumstances may involve different notices or procedures.
Using the correct notice matters. Serving the wrong form, missing required information or failing to follow the applicable timeline can create delays and may require the landlord to restart part of the process.
The Right to End a Tenancy When Legal Grounds Exist
Landlords sometimes assume that because they own a rental property, they can simply decide when a tenancy ends. Ontario’s rental laws do not work that way.
A landlord may pursue termination of a tenancy when legally recognized grounds exist, but the appropriate notice and legal process must be followed. Depending on the circumstances, grounds may involve:
- Non-payment of rent
- Persistent late payment of rent
- Certain property damage
- Substantial interference with the landlord’s or another tenant’s reasonable enjoyment
- Certain illegal activities
- Landlord, purchaser or qualifying family-member own use
- Demolition or conversion
- Repairs or renovations requiring vacant possession, where the statutory requirements are met
Different circumstances require different LTB notices, including forms such as the N4, N5, N6, N7, N8, N12 and N13, but serving one of these notices does not necessarily mean the tenant has been evicted.
If a tenant does not leave voluntarily and an eviction order is required, the landlord generally needs to proceed through the Landlord and Tenant Board. A landlord cannot bypass that process by personally forcing a tenant out of the rental property.
The Right to Apply to the Landlord and Tenant Board
The Landlord and Tenant Board resolves many disputes between residential landlords and tenants in Ontario. Depending on the circumstances, landlords may apply to the LTB regarding matters such as:
- Rent arrears
- Termination and eviction
- Tenant-caused damage
- Certain interference or behavioural issues
- Above Guideline Increases
- Other remedies available under the Residential Tenancies Act
A landlord’s ability to establish what happened can be just as important as understanding the underlying right. Useful records can include:
- Signed tenancy agreements
- Rent ledgers
- Copies of notices
- Certificates or records of service
- Emails and written correspondence
- Inspection reports
- Photographs
- Maintenance records
- Contractor invoices
- Receipts
- Relevant witness evidence
Strong documentation and consistent property management practices can make a significant difference when a disagreement escalates.
Landlord Rights Come With Responsibilities
Landlord rights and tenant rights are not mutually exclusive. The Residential Tenancies Act establishes rights and obligations for both parties, and landlords generally need to exercise their rights within that legal framework.
Understanding the relationship between landlord rights and their associated responsibilities is essential.
“One of the biggest misconceptions we see is that having the right to do something means a landlord can do it however they want. In Ontario, the process matters. Knowing the notice requirements, keeping good records and taking the right steps can make all the difference when an issue escalates.”
— Ahmed Heshmat, General Manager at PMT Property Management
The most effective approach is not simply asking, “Do I have the right to do this?” Landlords should also ask, “What is the correct process for exercising that right?”
What Landlords Cannot Do in Ontario
Understanding landlord rights and responsibilities in Ontario also means recognizing actions that can put a landlord on the wrong side of the RTA.
Ontario landlords generally cannot:
- Enter a rental unit whenever they choose
- Repeatedly enter or interfere with a tenant’s reasonable enjoyment of the property
- Lock a tenant out without following the lawful eviction process in Ontario
- Increase rent contrary to applicable Ontario rent rules
- Discriminate against rental applicants or tenants based on protected grounds
- Ignore required repairs and maintenance
- Use lease clauses to eliminate statutory tenant protections
- Harass, threaten or coerce a tenant
- Personally remove a tenant simply because they want the tenancy to end
- Treat an eviction notice as though it were automatically an eviction order
Landlord-tenant disputes can become more complicated when a landlord responds to an initial problem in a way that creates a second compliance issue. For example, unpaid rent is a legitimate concern. Entering the tenant’s unit without legal authority because they have not paid is a separate issue.
Understanding landlord rights is therefore not only about knowing what you are allowed to do. It is about knowing how to exercise those rights without creating a new compliance problem in the process.
How PMT Helps Landlords Protect Their Rights
Managing a rental property means navigating situations where landlord rights, tenant rights, legal requirements and day-to-day communication frequently overlap.
A late rent payment may begin as a simple reminder but eventually require formal documentation. A maintenance request may require lawful entry into the unit. A lease violation may need to be documented over time before further action is appropriate.
PMT’s tenant relations services help rental property owners manage these situations consistently while maintaining clear communication and documentation throughout the tenancy.
Depending on the property and circumstances, our property management team can assist with:
- Tenant communication
- Rent collection and payment follow-up
- Property inspections
- Maintenance coordination
- Documentation and record keeping
- Lease administration
- Tenant notices and issue escalation
- Managing ongoing tenant concerns
- Coordinating next steps when an issue requires additional professional or legal support
For landlords managing their own rental properties, it can sometimes be difficult to separate the personal frustration of a tenant problem from the process required to resolve it. Our property management services provide a structured point of contact between the landlord and tenant while helping ensure important issues are documented, followed up on and addressed consistently.
“When you manage a large portfolio of rental properties, you see the same types of issues come up in different ways. That experience helps us recognize when something is relatively routine, when it needs closer attention and when it’s time to bring in additional support.”
— Ahmed Heshmat, General Manager at PMT Property Management
Whether you own one rental property or a larger portfolio, get in touch with PMT today to learn more about how our team can help manage your property and tenant relationships.
Frequently Asked Questions About Landlord Rights in Ontario
What are the basic rights of a landlord in Ontario?
Ontario landlords generally have the right to collect lawful rent, screen prospective tenants, enter rental units for permitted reasons, conduct reasonable inspections, increase rent according to applicable rules, enforce lawful tenancy terms, address breaches of tenant obligations and seek remedies through the Landlord and Tenant Board.
These rights must be exercised in accordance with the Residential Tenancies Act and other applicable Ontario laws.
Can a tenant refuse entry to a landlord in Ontario?
A tenant may object to entry that does not comply with Ontario’s rules. However, when a landlord has a lawful reason for entering and has met the applicable notice requirements, the tenant generally cannot require the landlord to wait until the tenant is home.
For entries requiring notice, landlords generally need to provide at least 24 hours’ written notice specifying the reason, date and time of entry.
Can a landlord inspect a rental property in Ontario?
Yes, a landlord can enter a rental unit to conduct a reasonable inspection to determine whether the unit is in a good state of repair or whether work is required. Generally, the landlord must provide at least 24 hours’ written notice and schedule the entry between 8 a.m. and 8 p.m.
Can a landlord choose their tenant in Ontario?
Yes, landlords can screen prospective tenants and choose among applicants using legitimate rental criteria. However, the selection process must comply with Ontario’s Human Rights Code and cannot discriminate against applicants based on protected grounds.
What can a landlord do if a tenant doesn’t pay rent?
If a tenant doesn’t pay rent, a landlord can begin the legal process for addressing rent arrears. This commonly starts by serving an N4 Notice to End a Tenancy Early for Non-payment of Rent. If the issue is not resolved, the landlord may be able to apply to the Landlord and Tenant Board for an appropriate order.
Landlords should maintain accurate payment records and follow the applicable LTB process rather than attempting to remove the tenant themselves.
Can a landlord increase rent above the guideline in Ontario?
A landlord can increase rent above the guideline in Ontario, but only in qualifying circumstances. A landlord can apply to the Landlord and Tenant Board using an L5 application for an Above Guideline Increase based on permitted grounds such as extraordinary increases in municipal taxes and charges, qualifying security-service costs or eligible capital expenditures. An AGI is subject to LTB approval and specific filing and documentation requirements.
Can a landlord evict a tenant in Ontario?
A landlord can pursue termination and eviction when legally recognized grounds exist, but they must follow the process established under Ontario law. The appropriate notice depends on the reason for seeking termination, and serving a notice does not necessarily mean that the tenant has been evicted.
If the tenant does not leave voluntarily and an eviction order is required, the matter generally needs to proceed through the Landlord and Tenant Board.
Can a landlord enter without permission in Ontario?
A landlord does not always need the tenant’s permission to enter, but they do need legal authority to do so. For many permitted reasons, at least 24 hours’ written notice is required. There are also limited circumstances where advance written notice is not required, such as an emergency or where the tenant consents to entry at the time.
Can a landlord enter if the tenant isn’t home?
Yes, if the landlord has a legally permitted reason for entering and has satisfied the applicable notice requirements, the LTB states that the landlord can enter even if the tenant is not home.
Can a landlord raise the rent whenever they want?
No, a landlord cannot raise rent whenever they choose, as Ontario has rules governing when and how residential rent can be increased. In most cases, at least 12 months must have passed since the beginning of the tenancy or the previous rent increase, and at least 90 days’ written notice must be provided using the appropriate form.
Additional rules apply depending on whether the rental unit is subject to Ontario’s annual rent increase guideline.
Do landlord rights override tenant rights?
No; Ontario’s rental framework provides both landlords and tenants with rights and responsibilities. A landlord’s ownership of the property does not eliminate a tenant’s rights to privacy, reasonable enjoyment, maintenance or the protections established by the Residential Tenancies Act. Similarly, tenant protections do not eliminate a landlord’s right to collect rent, protect their property or pursue remedies when a tenant breaches their obligations.
Understanding how those rights interact is one of the most important parts of successfully managing a rental property in Ontario.
Protecting Your Rights as an Ontario Landlord
Ontario landlords have meaningful rights, but exercising those rights often requires more than simply knowing what the Residential Tenancies Act allows.
From screening tenants and collecting rent to entering a rental unit, issuing rent increases and addressing serious tenancy problems, process matters. Notice requirements, documentation, timelines and the correct LTB forms can all affect the outcome.
For rental property owners, establishing clear procedures from the beginning of the tenancy can make these situations much easier to manage. And when a problem does arise, understanding both your rights and the correct process for exercising them can help you make a more informed decision about what to do next.
If you would rather have an experienced team manage those day-to-day responsibilities, get in touch with PMT today to learn more about our property management and tenant relations services.