Owning a rental property in Ontario involves more than collecting rent and arranging repairs. Landlords must follow the Residential Tenancies Act, 2006 (RTA), the Ontario Human Rights Code, fire and safety requirements, and applicable municipal bylaws.
These rules apply to most residential tenancies, but there are exceptions. For example, the RTA may not apply when a tenant shares a kitchen or bathroom with the owner or certain members of the owner’s family. Condominium rules, rooming-house requirements and subsidized housing may also create additional obligations.
The following overview explains the main legal responsibilities Ontario landlords should understand. It is general information, not legal advice.
1. Keep the Property Safe and in Good Repair
Landlords must maintain the rental property in a good state of repair and comply with health, safety, housing and maintenance standards. This obligation applies even if the tenant knew about a problem before moving in or agreed to accept the unit in its existing condition.
The responsibility can include:
- Plumbing, electrical and heating systems
- Appliances supplied with the unit
- Walls, ceilings, roofs, windows, doors and locks
- Common areas, lighting, walkways and parking areas
- Pest control
- Required smoke and carbon monoxide alarms
Tenants are responsible for ordinary cleanliness and for repairing or paying for undue damage caused by them, their occupants or guests. They are not responsible for normal wear and tear. A lease term cannot transfer the landlord’s statutory repair obligations to the tenant.
Landlords should provide a clear process for reporting problems, respond according to urgency and retain written records of requests, inspections, contractor visits and completed work. The Landlord and Tenant Board’s maintenance guide explains how these responsibilities are divided.
2. Do Not Interfere With Vital Services
Landlords must maintain the rental property in a good state of repair and comply with health, safety, housing and maintenance standards. This obligation applies even if the tenant knew about a problem before moving in or agreed to accept the unit in its existing condition.
The responsibility can include:
- Plumbing, electrical and heating systems
- Appliances supplied with the unit
- Walls, ceilings, roofs, windows, doors and locks
- Common areas, lighting, walkways and parking areas
- Pest control
- Required smoke and carbon monoxide alarms
Tenants are responsible for ordinary cleanliness and for repairing or paying for undue damage caused by them, their occupants or guests. They are not responsible for normal wear and tear. A lease term cannot transfer the landlord’s statutory repair obligations to the tenant.
Landlords should provide a clear process for reporting problems, respond according to urgency and retain written records of requests, inspections, contractor visits and completed work. The Landlord and Tenant Board’s maintenance guide explains how these responsibilities are divided.
3. Understand the Air-Conditioner Rules
As of July 1, 2026, when a landlord does not supply air conditioning, a tenant can generally install and use a window or portable air conditioner after notifying the landlord in writing. The tenant must install and operate it safely, comply with applicable laws and avoid damaging the rental property.
A landlord may prohibit the installation only in circumstances permitted by the RTA and its regulations. If the landlord is responsible for supplying electricity, the landlord may be able to increase the rent by the actual electricity cost—or a reasonable estimate when the actual cost cannot be established—unless the tenancy agreement says otherwise. The corresponding amount must be removed when the tenant seasonally stops using or removes the air conditioner.
These rules do not require a landlord to purchase or supply air conditioning. Before refusing an installation or adding a charge, review the current air-conditioner provisions in Ontario’s Residential Tenancies Act.
4. Respect Privacy and Use the Correct Entry Rules
Ownership does not give a landlord unrestricted access to an occupied rental unit. For many permitted entries such as reasonable inspections, repairs or showing the unit to a prospective purchaser, the landlord must provide at least 24 hours’ written notice. The notice must state the reason, date and a specific time between 8 a.m. and 8 p.m.
There are limited exceptions. A landlord may enter without written notice in an emergency or when the tenant consents at the time. Different rules apply when showing the unit to prospective tenants after notice or an agreement to end the tenancy: written notice is not required, but the landlord must enter between 8 a.m. and 8 p.m. and make a reasonable effort to inform the tenant first.
Repeated, unnecessary or improper entry may interfere with a tenant’s reasonable enjoyment of the property. Review the LTB’s guide to the RTA before entering a unit.
5. Use the Standard Lease and Provide Required Information
Most private residential tenancies in Ontario require the provincial standard lease. The landlord must give the tenant a signed copy within 21 days after the tenant signs and provides it to the landlord.
The agreement should clearly identify:
- The legal names of the landlord and tenant
- The landlord’s address for receiving notices
- The rent, payment date and services included
- Utility, parking and other agreed responsibilities
- Any lawful additional terms
Extra terms cannot remove rights provided by the RTA. Provisions requiring a prohibited damage or pet deposit, banning all guests, or making the tenant responsible for every repair may be unenforceable. Ontario’s standard lease guide explains what may and may not be included.
Landlords must also provide rent receipts free of charge when requested by a current or former tenant
6. Collect Only Permitted Deposits
For a monthly tenancy, a rent deposit cannot exceed one month’s rent and may be used only for the final month of the tenancy—not for damage. The landlord must pay the required annual interest on that deposit.
A refundable key deposit may be permitted if it does not exceed the expected direct cost of replacing the keys, remote or access device. Damage and pet deposits are generally not allowed under the RTA.
Keep deposits separate in your records, document when they were received and do not treat the last-month rent deposit as general security against unpaid charges.
7. Follow the Rent-Increase Rules
For most rent-controlled units, at least 12 months must pass after the tenancy begins or the previous increase before rent can be increased. The landlord must use the correct Landlord and Tenant Board form and give at least 90 days’ written notice.
Ontario’s rent-increase guideline is 2.1% for 2026 and 1.9% for 2027. The guideline does not apply to every unit. Most units first occupied for residential purposes after November 15, 2018 are exempt from the guideline, although the 12-month timing and 90-day notice rules generally still apply. An increase above the guideline normally requires LTB approval.
Because the percentage and some rules can change, check Ontario’s current residential rent-increase guidance before serving notice.
8. Screen Tenants Without Discrimination
The Ontario Human Rights Code applies to rental advertising, applicant screening, lease terms, building rules, repairs and eviction. A landlord cannot discriminate based on protected grounds such as race, ancestry, citizenship, creed, sex, sexual orientation, gender identity or expression, family or marital status, disability, age, or receipt of public assistance.
Landlords may request rental history, credit references, credit checks and income information, but these tools must be used consistently and in a non-discriminatory way. For example, the Ontario Human Rights Commission says landlords should not use a fixed rent-to-income ratio, such as a 30% cutoff, to reject applicants.
Landlords also have a duty to accommodate needs connected to protected grounds, such as disability, to the point of undue hardship. The Ontario Human Rights Commission’s rental-housing policy provides more detailed guidance.
9. Use the Legal Process to End a Tenancy
A landlord cannot end a tenancy simply because a fixed-term lease expires. Unless the parties sign a new fixed-term agreement or the tenancy lawfully ends, it usually continues on a month-to-month basis.
When a legal reason to end the tenancy exists, the landlord must use the correct LTB notice, follow its timing and service requirements, and apply to the LTB when an eviction order is required. Serving a notice does not itself evict the tenant. If the tenant does not leave after an eviction order takes effect, only the Sheriff can enforce the eviction.
Changing the locks, removing belongings or shutting off services to force a tenant out can expose a landlord to serious legal consequences. Owner-use, purchaser-use and renovation-related terminations also carry specific requirements and potential compensation obligations, so landlords should obtain legal advice before proceeding.
10. Follow Ottawa’s Rental-Housing Bylaws
Ottawa landlords have municipal responsibilities in addition to provincial law. Under the City’s Rental Housing Property Management By-law, landlords must maintain required records and procedures, including:
- A capital maintenance plan
- A tenant service-request process
- An information-for-tenants document
- A tenant support registry
- An integrated pest-management plan
The City also requires landlords to provide current contact information and site-specific details covering matters such as service requests, fire-safety equipment, waste management and parking. Review the City of Ottawa’s complete landlord requirements, along with applicable property standards, heat, fire and licensing rules.
Good Records Are Part of Good Landlord Practice
Many landlord-tenant disputes turn on documentation. Keep organized copies of the lease, inspection reports, photographs, notices, proof of service, rent ledgers, receipts, repair requests and contractor invoices. Use current LTB forms and confirm the delivery rules before serving any formal document.
Rental law changes, and the correct process depends on the facts. For a dispute, eviction, accommodation request or unusual lease issue, consult a qualified Ontario legal professional or the Landlord and Tenant Board rather than relying only on a general article.
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