Ontario Standard Lease: What Landlords and Tenants Need to Know

Ontario Standard Lease Guide · Updated for 2026

Featured photo by Maria Ziegler on Unsplash.

Ontario’s Standard Form of Lease is required for most residential tenancy agreements signed on or after April 30, 2018. It creates a written contract between landlord and tenant and summarizes many key rights and responsibilities under the Residential Tenancies Act.

When Is the Standard Lease Required?

It applies to most private residential rentals, including many rented houses, apartments, condominiums and basement apartments. Some specialized housing types are excluded, including certain care homes, mobile-home and land-lease arrangements, co-operative housing and some social or supportive housing.

What Does the Lease Cover?

The form covers the parties, rental unit, term, rent, services and utilities, rent discounts, deposits, key deposits, smoking, tenant insurance, changes to the unit, maintenance and repairs, assignment and subletting, additional terms and signatures. Related practical issues include parking rules and smoking and cannabis rules in Ontario rentals.

Additional Terms Have Limits

Landlords and tenants can add terms that are specific to the tenancy, but a term that attempts to remove a right or responsibility established by the Residential Tenancies Act may be void. The provincial guide specifically identifies examples such as blanket no-pet clauses, rules banning guests or roommates, illegal damage deposits and clauses requiring tenants to pay for repairs that are legally the landlord’s responsibility. For those common issues, see our guides to pets in Ontario rentals and roommates, guests and additional occupants.

Pets, Condominiums and Extra Rules

A lease clause that simply says “no pets” is generally not enforceable under the RTA. However, other laws or condominium declarations and rules can matter. A condominium corporation may have restrictions that affect a tenant even where an ordinary landlord-created no-pet clause would not be enforceable.

Tenant Insurance

The Standard Lease allows the parties to agree that the tenant will carry liability insurance. If the lease requires it, the landlord may request proof of coverage. Contents insurance for the tenant’s own belongings is separate. Our Ontario tenant-insurance guide explains the issue in more detail.

Assignment and Subletting

The Standard Lease notes that a tenant generally needs the landlord’s permission to assign or sublet the unit, and that consent cannot be arbitrarily or unreasonably withheld. Assignment and subletting have different legal effects, so tenants should understand which process applies before moving someone else in or transferring a tenancy.

Landlord Checklist

• Use the current Ontario Standard Lease when required.
• Identify all landlords and tenants correctly.
• Clearly state lawful rent, parking, utilities and included services.
• Do not insert terms that conflict with the RTA.
• Provide the tenant with a copy after signing.
• Keep the signed lease and amendments with the tenancy file.

Tenant Checklist

• Read the entire lease before signing.
• Confirm what utilities, parking and services are included.
• Review every additional term.
• Keep a complete signed copy.
• Question clauses that appear to remove statutory rights.

See the Government of Ontario Standard Lease guide and our Ontario Landlords & Tenants hub.

Ontario Standard Lease FAQ

Is the Ontario Standard Lease mandatory?

It is required for most private residential tenancy agreements covered by the Residential Tenancies Act, subject to specific exceptions for certain specialized housing types.

Can a landlord add extra terms?

Yes, but an added term that conflicts with the Residential Tenancies Act may be void and unenforceable.

General information only: This is not legal advice. Verify the current form and requirements with the Government of Ontario and obtain legal advice for a specific dispute or lease term.