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Ontario landlord guides covering rental properties, tenant screening, leases, rent, notices, maintenance and Landlord and Tenant Board processes.

  • Ontario Rental Inspection Checklist: What Landlords Should Check and Document

    Ontario Rental Inspection Checklist: What Landlords Should Check and Document

    Ontario Rental Inspection Checklist · Updated for 2026

    Featured photo by Luba Ertel on Unsplash.

    Regular rental-property inspections can help Ontario landlords identify maintenance problems early, document the condition of a unit and plan repairs. An inspection must still comply with the Residential Tenancies Act (RTA): owning the property does not create an unrestricted right to enter an occupied rental unit.

    General information only: This checklist is not a substitute for legal, building-code, fire-code or professional inspection advice.

    Before the inspection: confirm lawful entry

    Section 27 of the RTA permits a landlord to enter with at least 24 hours’ written notice to conduct a reasonable inspection for the purpose of determining whether the unit is in a good state of repair, fit for habitation and compliant with applicable health, safety, housing and maintenance standards. The notice must state the reason, day and a time between 8 a.m. and 8 p.m.

    Review Ontario landlord entry rules before scheduling an inspection.

    Exterior and water-entry checks

    • Visible roof or flashing concerns where safely observable
    • Gutters and drainage
    • Foundation or wall moisture
    • Window and door seals
    • Evidence of water penetration
    • Exterior stairs, guards and handrails

    Moisture and mould

    • Ceiling or wall staining
    • Plumbing leaks
    • Condensation around windows
    • Bathroom ventilation
    • Kitchen ventilation where provided
    • Musty odours or visible mould

    See Mould in Ontario Rentals.

    Plumbing

    • Leaking faucets and supply lines
    • Toilet operation
    • Drainage problems
    • Water damage below sinks
    • Caulking around wet areas
    • Visible signs of leakage near water heaters or mechanical equipment

    Heating, cooling and ventilation

    • Heating equipment appears operational
    • Supply and return vents are unobstructed where applicable
    • Exhaust fans operate
    • Filters and landlord-maintained components are serviced as appropriate
    • Tenant reports of temperature or ventilation problems are documented

    Smoke and carbon monoxide alarms

    Inspect and maintain alarms in accordance with applicable Ontario fire-safety requirements and manufacturer instructions. Record the inspection or testing performed and any replacement required. Do not rely on a generic checklist as a substitute for current Fire Code requirements.

    Doors, windows and locks

    • Entry doors close and secure properly
    • Locks function correctly
    • Windows open and close where designed to do so
    • Broken glass or damaged frames
    • Required guards or safety hardware appear intact

    Electrical observations

    • Damaged switch or receptacle covers
    • Visible damaged wiring
    • Tenant-reported electrical problems
    • Signs of overheating or scorching
    • Landlord-supplied fixtures that require repair

    Electrical repairs should be handled by appropriately qualified persons where required.

    Pests

    • Droppings or pest sightings
    • Entry points around pipes, walls or doors
    • Tenant reports of bed bugs, cockroaches, rodents or other pests
    • Prior treatment areas requiring follow-up

    See Bed Bugs and Pests in Ontario Rentals.

    Appliances supplied with the tenancy

    • Refrigerator and freezer operation
    • Stove and oven concerns
    • Dishwasher leaks where applicable
    • Laundry equipment where supplied
    • Visible damage or maintenance issues

    Documenting condition versus damage

    Record deterioration neutrally. Do not label every defect as tenant damage during the inspection. Responsibility depends on cause and evidence. Compare the current condition with move-in records and maintenance history.

    See Tenant Damage vs Normal Wear and Tear.

    Inspection documentation checklist

    • Date and time
    • Reason for inspection
    • Copy of entry notice
    • People present
    • Room-by-room notes
    • Dated photographs where appropriate
    • Tenant-reported concerns
    • Repairs required
    • Contractor or trade required
    • Target follow-up date
    • Date work was completed

    After the inspection

    1. Prioritize urgent health, safety and water-related issues.
    2. Create written work orders.
    3. Give lawful notice for any required return visits.
    4. Keep invoices and contractor reports.
    5. Confirm completion.
    6. Reinspect recurring problems where reasonable.

    Use our Ontario Landlord Inspection Log and Rental Maintenance Request Log to keep records organized.

    Screening a new tenant?

    Use the free 6-page Ontario Tenant Screening Checklist to organize applicant criteria, verification, credit, references and documentation.

    Get the free tenant screening checklist →

    Frequently asked questions

    Can a landlord inspect every month?

    The RTA permits a reasonable inspection for specified purposes; frequency and circumstances matter. Landlords should avoid unnecessary or excessive entries that could interfere with a tenant’s reasonable enjoyment.

    Does the tenant have to leave during an inspection?

    The RTA does not generally require a tenant to leave simply because a lawful inspection is taking place.

    Should landlords photograph the unit?

    Photographs can be useful for documenting maintenance and condition, but landlords should keep the inspection focused on legitimate property-management purposes and respect tenant privacy.

    Official source

    Review sections 20 and 25–27 of the Residential Tenancies Act, 2006 and applicable municipal, building and fire-safety requirements for the property.

  • Can a Landlord Sell a House With a Tenant in Ontario?

    Can a Landlord Sell a House With a Tenant in Ontario?

    Selling a Tenanted Property in Ontario · Updated for 2026

    Featured photo by Samuel Regan-Asante on Unsplash.

    Yes. A landlord can sell a property while it is occupied by a tenant. The sale itself, however, does not automatically terminate the tenancy or give the seller the right to require the tenant to leave.

    General information only: This is not legal advice. Tenanted sales can affect both tenancy rights and a real-estate transaction.

    Does the tenant have to move because the property is listed?

    No. Listing or selling the property does not by itself end the tenancy. Ontario’s Residential Tenancies Act provides security of tenure and requires a tenancy to be terminated in accordance with the Act.

    What happens to the tenancy after a sale?

    If the tenancy has not been lawfully terminated, the purchaser generally takes over the landlord’s position. The existing tenancy does not simply disappear on closing.

    Can the landlord show the unit to buyers?

    Yes, if the statutory entry requirements are followed. Section 27 of the RTA permits a landlord or an appropriately authorized registered real estate professional to enter with at least 24 hours’ written notice to allow a potential purchaser to view the unit. The notice must specify the reason, day and a time between 8 a.m. and 8 p.m.

    See When Can a Landlord Enter a Rental Unit in Ontario?

    Can a purchaser require the rental unit for personal use?

    In qualifying circumstances, the RTA permits an N12 process connected with genuine purchaser occupation. The requirements depend on the property, purchaser, proposed occupant, tenancy and current law. An N12 is a notice, not an eviction order.

    See our detailed N12 and Purchaser Use guide and Bad-Faith N12 Evictions in Ontario.

    What if the tenant is in a fixed-term lease?

    A fixed term can materially affect timing. Sellers should review the tenancy before promising a particular vacant-possession date. The existence of an agreement of purchase and sale does not itself override the tenant’s statutory rights or applicable term.

    Should a seller promise vacant possession?

    Only with careful legal and transactional analysis. An agreement that promises vacant possession can create serious closing risk if the seller cannot lawfully deliver it on time. N12 timing, the tenancy term, service, statutory requirements and any LTB proceeding can all affect possession.

    What happens to the last month’s rent deposit?

    The parties to the real-estate transaction should account properly for any lawful rent deposit and related tenancy records. A change of ownership does not convert a last month’s rent deposit into a general damage fund.

    What records should a seller prepare?

    • Tenancy agreement and amendments
    • Current lawful rent
    • Rent-deposit information
    • Rent ledger
    • Notices previously served
    • Maintenance and repair records
    • Pending LTB applications or orders
    • Tenant contact information
    • Any written agreements concerning termination

    What should buyers investigate?

    • Whether the unit is currently occupied
    • The type and term of tenancy
    • Current lawful rent
    • Whether the purchaser genuinely intends qualifying occupation
    • Whether the proposed closing date is realistic
    • Whether any notices or LTB proceedings are outstanding

    Frequently asked questions

    Can the seller evict the tenant just because the buyer wants an empty house?

    No. Vacant possession must have a lawful basis. A buyer’s preference for an empty property is not itself a substitute for the RTA requirements.

    Can a REALTOR® show a tenanted property?

    Yes, where the statutory requirements are met and the real estate professional has the required authorization. Proper notice remains important.

    Does an N12 guarantee vacant possession by closing?

    No. An N12 is a notice rather than an eviction order, and timing can be affected by the tenancy, statutory requirements and LTB proceedings.

    Official sources

    Review the current Residential Tenancies Act, 2006 and Tribunals Ontario forms and instructions.

    If the property sale itself is your next step, Ontario Home Intel also provides Ontario selling guides and a way to connect with a local REALTOR®.

  • Can a Landlord Charge a Tenant for Damage in Ontario?

    Can a Landlord Charge a Tenant for Damage in Ontario?

    Ontario Rental Damage Claims Guide · Updated for 2026

    Featured photo by Lallaoke on Unsplash.

    Yes, an Ontario landlord can seek compensation for tenant-caused damage, but finding damage does not automatically make the tenant responsible for the full cost of a new replacement. The legal test, evidence, causation and reasonable amount of the loss all matter.

    Common questions about this topic

    Browse all 50 rental questions →

    General information only: This is not legal advice.

    What does the Residential Tenancies Act say?

    Section 34 of Ontario’s Residential Tenancies Act makes a tenant responsible for repairing undue damage to the rental unit or residential complex caused by the wilful or negligent conduct of the tenant, another occupant or a person the tenant permits in the complex.

    This is different from ordinary deterioration caused by normal residential use. See Tenant Damage vs Normal Wear and Tear in Ontario.

    What does a landlord need to prove?

    A damage claim should be supported by evidence showing:

    • the condition before the alleged damage;
    • the condition afterward;
    • why the condition amounts to undue damage rather than ordinary wear;
    • why the tenant, occupant or permitted guest is legally responsible;
    • the reasonable cost of repair or replacement; and
    • the age and prior condition of the damaged item where relevant.

    Can the landlord automatically charge full replacement cost?

    No. The reasonable loss matters. If an older component is damaged, its age, condition and applicable useful-life evidence can be relevant when determining the appropriate amount. A claim for the cost of a brand-new replacement is not automatically the correct measure of loss.

    Repair versus replacement

    Where a damaged item can reasonably be repaired, evidence of the repair cost may be important. Where repair is not reasonable and replacement is necessary, landlords should preserve estimates, invoices and information about the damaged item’s age and condition.

    Can a landlord use the last month’s rent deposit for damage?

    Ontario’s rent-deposit rules do not turn the last month’s rent deposit into a general damage deposit. A landlord should not simply retain a rent deposit as a damage fund because damage is alleged.

    See Rental Deposits in Ontario: What Landlords Can and Cannot Collect.

    How should landlords document damage?

    1. Keep a detailed move-in condition record.
    2. Take dated photographs or video where appropriate.
    3. Document maintenance issues reported during the tenancy.
    4. Record the move-out condition promptly.
    5. Obtain repair estimates or invoices.
    6. Record the age and prior condition of damaged components.
    7. Keep communications with the tenant.

    Use the Ontario Rental Move-In Inspection Checklist and Move-Out Condition Report.

    Can a landlord claim against a former tenant?

    The RTA provides mechanisms for landlords to pursue qualifying claims involving current or former tenants, subject to the applicable statutory requirements and limitation periods. The correct application and deadline depend on the circumstances, so current LTB instructions should be checked before filing.

    Examples: wear versus potential damage

    • Gradual carpet wear: may reflect ordinary use and age.
    • Large burn in flooring: may support a damage claim depending on cause and evidence.
    • Faded paint: commonly associated with aging.
    • Large impact holes: may be evidence of undue damage.
    • Water damage: responsibility depends on the cause, notice given and whether wilful or negligent conduct is proven.

    Tenant response checklist

    • Keep move-in photographs.
    • Preserve maintenance requests.
    • Take move-out photographs.
    • Ask for an itemized explanation of disputed costs.
    • Keep receipts for cleaning or repairs.
    • Preserve evidence showing pre-existing conditions.

    Preparing for your next tenant?

    Use the free Ontario Tenant Screening Checklist for a more consistent applicant-screening workflow.

    Get the free tenant screening checklist →

    Frequently asked questions

    Can a landlord send a bill for damage?

    A landlord can assert a claim, but a disputed bill does not by itself establish legal liability. The landlord must have a legal and evidentiary basis for the amount sought.

    Are tenants responsible for every broken item?

    No. The statutory issue is undue damage caused wilfully or negligently, not simply whether something stopped working during the tenancy.

    Can a landlord collect a separate damage deposit?

    Ontario tightly restricts the deposits landlords may require. A general damage deposit is not simply interchangeable with the lawful last month’s rent deposit.

    Official sources

    Verify the current law in the Residential Tenancies Act, 2006 and current LTB forms and instructions.

  • Tenant Won’t Allow Landlord Entry in Ontario: What Happens Next?

    Tenant Won’t Allow Landlord Entry in Ontario: What Happens Next?

    Ontario Landlord Entry Guide · Updated for 2026

    Featured photo by Amol Tyagi on Unsplash.

    A tenant does not have an unlimited right to prevent a landlord from entering a rental unit. At the same time, a landlord does not have an unlimited right to enter whenever they want. Ontario’s Residential Tenancies Act (RTA) sets out when entry is permitted and when written notice is required.

    General information only: This is not legal advice.

    Start by asking whether the proposed entry is lawful

    Under section 27 of the RTA, a landlord may enter for specified purposes after giving at least 24 hours’ written notice. The notice must state the reason, the day and a time of entry between 8 a.m. and 8 p.m.

    Permitted reasons include carrying out repairs or work and conducting a reasonable inspection to determine whether the unit is in a good state of repair, fit for habitation and compliant with applicable standards. Properly noticed purchaser showings are also addressed by the Act.

    See our broader Ontario landlord entry rules.

    When can a landlord enter without 24 hours’ notice?

    Section 26 includes specific exceptions, such as an emergency or where the tenant consents at the time of entry. There are also specific rules for certain housekeeping arrangements and showing a unit to prospective tenants after the tenancy has been agreed or noticed to terminate.

    Can a tenant simply say no to a properly noticed inspection?

    A tenant can raise legitimate concerns about an entry notice, but repeatedly preventing lawful entry can create a tenancy issue. The landlord should first confirm that the reason, notice, timing and service comply with the RTA rather than escalating a defective notice.

    What should a landlord do after entry is refused?

    1. Do not force entry. Avoid confrontation or self-help measures.
    2. Document what happened. Record the date, proposed reason for entry and how access was refused.
    3. Review the notice. Confirm that the notice gave at least 24 hours where required and contained a valid reason, date and time.
    4. Communicate in writing. Explain why access is required and, where practical, offer another reasonable appointment.
    5. Preserve evidence. Keep entry notices, messages, photographs and contractor appointments.
    6. Use the proper LTB process if interference continues. The applicable notice or application depends on the facts; landlords should use current LTB forms and instructions.

    Does the tenant have to be home?

    The RTA’s notice-of-entry provisions do not generally make lawful entry conditional on the tenant being present. A tenant may prefer to attend, and cooperative scheduling can reduce disputes, but that preference does not by itself cancel an otherwise lawful entry.

    What about repairs and contractors?

    If access is required to investigate or repair a maintenance issue, both parties should document scheduling attempts. Landlords remain responsible for applicable maintenance obligations, while tenants should not obstruct lawful access needed to perform required work.

    See Landlord Repairs and Maintenance Responsibilities in Ontario.

    What about showings when the property is for sale?

    Section 27 permits a landlord, or an appropriately authorized registered real estate professional, to enter with the required written notice to allow a potential purchaser to view the unit. The notice must comply with the statutory requirements.

    See Selling a Tenanted Property in Ontario.

    Landlord evidence checklist

    • Copy of each entry notice
    • Proof of when and how notice was delivered
    • Reason for entry
    • Contractor or inspection appointment records
    • Tenant responses
    • Dates and details of refused access
    • Attempts to reschedule

    Frequently asked questions

    Can a landlord enter whenever they want?

    No. Entry must be authorized by the RTA and the applicable notice requirements must be followed.

    Can a tenant demand that every inspection occur when they are home?

    A tenant can request a convenient time, but the statutory entry rules do not generally require the tenant to be present for otherwise lawful entry.

    Can the landlord remove the tenant’s lock?

    Landlords and tenants are both subject to specific lock rules. A landlord should not use a lock change as a method of resolving an entry dispute.

    Official sources

    Review sections 25–27 of the Residential Tenancies Act, 2006 and current LTB forms and instructions.

  • What Happens After an N4 Notice in Ontario? A Step-by-Step Timeline

    What Happens After an N4 Notice in Ontario? A Step-by-Step Timeline

    Ontario N4 Timeline Guide · Updated for 2026

    Featured photo by 2H Media on Unsplash.

    Receiving or serving an N4 does not mean a tenant has already been evicted. Form N4 is a notice to end a tenancy early for non-payment of rent. What happens next depends on whether the arrears are paid, whether the notice was completed and served correctly, and whether the landlord later files an application with the Landlord and Tenant Board (LTB).

    General information only: This is not legal advice. Always use the current Tribunals Ontario forms and instructions.

    Step 1: The landlord serves Form N4

    The N4 identifies the rent the landlord says is owing and provides a termination date. For an N4 given on or after September 21, 2026, the minimum termination period is generally 7 days. See the 2026 Ontario rental-rule changes overview for the related September 21 reforms. The landlord should calculate the arrears carefully and follow the current N4 instructions for the termination date and service.

    For the fundamentals, start with our N4 Notice in Ontario guide.

    Step 2: The tenant checks the amount claimed

    The tenant should compare the N4 against rent receipts, bank records and the tenancy’s rent ledger. Amounts that are not legally rent should not simply be added to an N4 as rent arrears.

    Step 3: The tenant may be able to void the N4

    The current N4 process allows the notice to be voided where the tenant pays the required rent arrears within the applicable period. Tenants should verify the exact amount and deadline on the current notice and instructions rather than relying on an informal calculation.

    Step 4: An unresolved N4 may lead to an LTB application

    If the arrears remain unresolved and the statutory requirements are met, the landlord may be able to file the applicable LTB application, commonly an L1 application for eviction and rent arrears. The N4 itself is not an eviction order.

    Step 5: The tenant receives the LTB proceeding information

    If an application proceeds, the parties should carefully review the LTB documents and hearing information. Both sides should organize a current rent ledger, proof of payments, the tenancy agreement, the N4 and proof of service.

    Step 6: Payment arrangements may be relevant

    Landlords and tenants can sometimes resolve arrears through payment. Any arrangement should be documented clearly, including the amount of current rent and the amount being applied toward arrears.

    Step 7: The LTB decides the application

    If the matter is not resolved, the LTB may determine the arrears and whether an eviction order or other relief should be granted. The outcome depends on the evidence and applicable law.

    Step 8: An eviction order is different from an N4

    Even after an order is issued, a landlord cannot personally perform a self-help eviction. Where an eviction order becomes enforceable and the tenant has not left, enforcement is through the Court Enforcement Office (Sheriff).

    Changing the locks to force out a tenant before lawful possession is recovered can create a separate legal problem. See Can a Landlord Change the Locks in Ontario?

    Landlord N4 documentation checklist

    • Tenancy agreement and lawful rent amount
    • Detailed rent ledger
    • Copies of receipts and payment records
    • Completed N4
    • Proof of service
    • Tenant communications
    • Any written payment arrangement
    • Updated arrears calculation

    Tenant N4 documentation checklist

    • Copy of the N4
    • Lease or tenancy records
    • Rent receipts and bank records
    • Proof of payments made after the N4
    • Written communications with the landlord
    • LTB notices and documents

    Frequently asked questions

    Does an N4 mean I have to leave immediately?

    No. An N4 is a notice of termination, not an eviction order.

    Can a landlord change the locks after serving an N4?

    No. Serving an N4 does not authorize a landlord to lock a tenant out.

    Should a tenant ignore an N4 if the amount is wrong?

    No. The tenant should document the disagreement, keep payment evidence and respond appropriately to any later LTB proceeding.

    Official sources

    Verify current procedures using the Tribunals Ontario forms and instructions and the Residential Tenancies Act, 2006.

    Related tools: Ontario Rent Arrears Ledger, N4 Planning Worksheet and LTB: What to Expect.

  • Can a Landlord Change the Locks in Ontario? Illegal Lockouts Explained

    Can a Landlord Change the Locks in Ontario? Illegal Lockouts Explained

    Featured photo by Maria Ziegler on Unsplash.

    In Ontario, a landlord generally cannot end a tenancy by changing the locks and refusing the tenant access. The Residential Tenancies Act, 2006 (RTA) requires landlords to follow the statutory termination and eviction process.

    Common questions about this topic

    Browse all 50 rental questions →

    General information only: this is not legal advice. If someone is currently locked out of their home, the issue may require urgent assistance.

    Can a landlord change the locks?

    Section 24 of the RTA says a landlord must not alter the locking system on a door giving entry to a rental unit or residential complex during the tenant’s occupancy without giving the tenant replacement keys.

    Changing locks for a legitimate security, repair or maintenance reason is therefore different from using a lock change to exclude the tenant. The critical issue is whether the tenant is still entitled to occupy the unit and was provided replacement access.

    Can a landlord lock out a tenant for unpaid rent?

    No. Rent arrears do not authorize a self-help eviction. A landlord must use the RTA process, which can include serving an N4, applying to the LTB where appropriate, obtaining an eviction order and, if enforcement is necessary, using the Court Enforcement Office (Sheriff).

    See N4 Notice in Ontario: Non-Payment of Rent Explained.

    Who physically enforces an eviction order?

    A landlord does not personally enforce an LTB eviction order by removing the tenant or changing the locks first. If the tenant has not left by the enforceable date, the eviction is generally enforced through the Court Enforcement Office (Sheriff). After lawful enforcement and recovery of possession, changing the locks is a normal security step.

    What can a tenant do after an apparent illegal lockout?

    1. Document the lockout. Record the date, time, photographs/video and any messages or notices.
    2. Contact the landlord or property manager in writing where safe and practical and request immediate access/replacement keys.
    3. Contact the Rental Housing Enforcement Unit (RHEU). Ontario identifies changing locks without giving the tenant a new key as a rental-housing offence.
    4. Review the LTB Form T2. The T2 is the tenant-rights application used for claims including changing the locking system without replacement keys.
    5. Seek urgent legal advice from a community legal clinic or licensed legal professional if immediate possession, safety or property access is at issue.

    The RHEU can be reached at 1-888-772-9277 and RHEU.info@ontario.ca, according to Ontario’s current dispute-resolution page.

    What can the LTB order?

    The T2 process allows a tenant to ask the Board to determine that the landlord changed the locks without replacement keys. Depending on the circumstances and remedies requested, the Board may make orders including compensation or other relief.

    If the unit is still vacant, the T2 instructions provide a specific remedy under which the tenant may ask the LTB to order the landlord to allow the tenant to move back in and not rent the unit to someone else. Whether that remedy is available depends on the statutory conditions and facts.

    Is there a time limit for a T2 lockout claim?

    Section 29(2) of the RTA generally provides that a tenant application under that section cannot be made more than one year after the alleged conduct occurred. Tenants should not delay if they intend to pursue a claim.

    Can the tenant change the locks?

    Tenants are also subject to lock rules. Section 35 generally prohibits a tenant from altering the locking system during the tenancy without the landlord’s consent. If a tenant changes the locks without consent, the landlord can apply to the LTB and may seek an order requiring keys or reasonable out-of-pocket costs to restore access.

    What if the landlord says the tenant abandoned the unit?

    Abandonment is a separate legal issue. An unexplained absence does not automatically prove that a tenancy has ended. Landlords should carefully confirm the legal status before retaking possession or disposing of belongings. See Abandoned Belongings in Ontario Rentals.

    What evidence should be kept?

    • Lease or tenancy records
    • Photographs/video of changed locks
    • Messages requesting keys or access
    • Landlord notices and LTB documents
    • Any eviction order
    • RHEU, police or other file numbers where applicable
    • Receipts for reasonable expenses arising from the lockout
    • Evidence showing whether the unit remained vacant or was re-rented

    Frequently asked questions

    Does an N4, N5 or N12 authorize a lock change?

    No. A notice of termination is not an eviction order.

    Can the landlord change locks while the tenant is at work?

    Not as a way to exclude a tenant who still has a lawful right to occupy the unit. The time of day does not make a self-help lockout lawful.

    Is changing locks without providing keys an offence?

    Ontario lists changing the locks to a rental unit or building without giving the tenant a new key as a rental-housing offence, and section 233 of the RTA creates offences for knowingly contravening the lock provisions.

    Official sources

    Related: Ontario Tenant Resources · Ontario Landlord Resources · What to Expect at the LTB

  • Bad-Faith N12 Evictions in Ontario: What Landlords and Tenants Should Know

    Bad-Faith N12 Evictions in Ontario: What Landlords and Tenants Should Know

    Featured photo by Alicia Christin Gerald on Unsplash.

    An N12 is a formal notice used in specific circumstances when a landlord, purchaser or certain qualifying family members or caregivers require a rental unit for residential occupation. A bad-faith N12 eviction occurs when the notice is not given honestly for the stated personal-use reason. Because these notices can displace tenants, Ontario law provides remedies when bad faith is proven.

    Current-law note: this article reflects Ontario law in force as of September 21, 2026, including the N12-related amendments that took effect that day. For the full package, see Ontario Rental Rule Changes for 2026. Transitional rules may apply to notices or applications started before the amendments came into force, so the current legislation and LTB forms/instructions should be checked for the specific case.

    General information only: this is not legal advice.

    What an N12 does — and does not do

    An N12 is a notice of termination, not an eviction order. If the tenant does not leave, the landlord generally must obtain an LTB order. If an eviction order is issued and the tenant does not leave voluntarily, enforcement is through the Court Enforcement Office (Sheriff).

    For landlord’s own use under section 48 of the Residential Tenancies Act, 2006, the eligible occupants include the landlord, the landlord’s spouse, a child or parent of the landlord or spouse, or a qualifying caregiver. The occupation must be required in good faith.

    For purchaser’s own use under section 49, additional statutory conditions apply. For a non-condominium residential complex, purchaser-use N12s are generally limited to a complex containing no more than three residential units and require an agreement of purchase and sale.

    See Selling a Tenanted Property in Ontario: N12 and Purchaser Use.

    Current notice and compensation rules

    For N12 notices, the termination date must generally be at least 60 days after the notice is given and must fall on the last day of the rental period or, for a fixed-term tenancy, the last day of the fixed term.

    For a landlord’s own-use N12 under section 48 given on or after September 21, 2026, the landlord must generally pay compensation equal to one month’s rent by the termination date or offer another acceptable rental unit. However, compensation or an alternate unit is not required if the termination date is at least 120 days after the notice is given and otherwise satisfies the statutory timing rules. For a purchaser’s own-use N12 under section 49, the one-month compensation or acceptable alternate-unit requirement continues to apply; the 120-day compensation exception does not apply.

    What does bad faith mean?

    A bad-faith N12 case focuses on whether the stated intention was genuine when the notice was given. Under section 57, a former tenant may apply where the landlord gave an N12 in bad faith, the tenant vacated because of the notice or an associated LTB application/order, and the required person did not occupy the unit within a reasonable time.

    The LTB’s T5 instructions explain that the tenant generally must prove that, at the time the notice was given, the landlord or purchaser did not genuinely intend the identified person to move in.

    What facts can create a bad-faith presumption?

    Existing law already identifies circumstances that can support a presumption of bad faith, including certain conduct within the statutory period after the tenant vacates, such as advertising the unit for rent or sale or otherwise acting inconsistently with the stated residential-use purpose, subject to the legislation and evidence.

    Effective September 21, 2026: for landlord-own-use notices under section 48, a statutory presumption applies where the intended eligible occupant does not occupy the rental unit within the prescribed period. Ontario Regulation 240/26 sets that prescribed period at 60 days after the N12 termination date where the tenant leaves on or before that date, or 60 days after the tenant actually vacates where the tenant leaves later. The landlord can rebut the presumption on a balance of probabilities.

    How long does a former tenant have to file a T5?

    For the common N12 bad-faith grounds, the LTB’s T5 instructions state that the application must generally be filed no later than one year after the tenant vacated the rental unit.

    What remedies can a tenant request?

    Depending on the application and evidence, remedies can include increased rent for a period, reasonable moving/storage expenses, other compensation and general compensation. The current T5 instructions state that general compensation can be ordered up to the equivalent of 12 months of the last rent charged.

    Evidence tenants should preserve

    • The N12 and proof of when it was received
    • Emails, texts and other communications about the reason for the notice
    • The date possession was surrendered
    • Lawfully accessible rental or sale advertisements, with dates and identifying details
    • Evidence concerning whether the stated occupant moved in
    • Moving, storage and increased-rent records
    • Any LTB orders or related documents

    What landlords should document

    • The genuine intended occupant and statutory eligibility
    • The signed declaration or affidavit required for an L2 application
    • Compensation records where compensation is legally required
    • The intended move-in and occupancy plan
    • Communications supporting the genuine purpose
    • Any later unforeseen event that changed the plan

    N12 vs N11

    An N12 is a statutory termination notice based on specified residential-use grounds. An N11 is a voluntary agreement between landlord and tenant to end the tenancy. They are not interchangeable, and a tenant is not required to sign an N11 simply because a landlord requests it.

    See N11 Agreement to End a Tenancy in Ontario.

    Frequently asked questions

    Does receiving an N12 mean the tenant must move immediately?

    No. An N12 is a notice, not an immediate eviction order.

    Can a landlord use an N12 simply because a vacant property is easier to sell?

    No. The notice must fit the statutory own-use or purchaser-use grounds. A desire for vacant possession by itself is not a substitute for those requirements.

    Can circumstances legitimately change after an N12?

    Yes. A later change does not automatically prove that the original notice was given in bad faith. The Board considers the evidence, timing and credibility of the explanation.

    Official sources

    Related: Ontario Eviction Notices Explained · What to Expect at the LTB · Tenant Resources

  • Tenant Damage vs Normal Wear and Tear in Ontario Rentals

    Tenant Damage vs Normal Wear and Tear in Ontario Rentals

    Featured photo by Luba Ertel on Unsplash.

    In Ontario rentals, tenant damage and normal wear and tear are treated differently: a tenant is not responsible for every sign of aging or ordinary use. The key statutory phrase is undue damage: section 34 of the Residential Tenancies Act, 2006 makes a tenant responsible for repairing undue damage caused by the wilful or negligent conduct of the tenant, another occupant, or a person the tenant permits in the residential complex.

    General information only: this is not legal advice. Damage disputes are evidence-driven and fact-specific.

    What is normal wear and tear?

    The RTA does not define every example of ordinary wear. In practice, normal deterioration from reasonable residential use and aging is different from undue damage caused wilfully or negligently. Examples that may be consistent with ordinary aging include gradual carpet wear, faded paint, minor surface scuffs and components wearing out through normal use.

    The condition, age, expected life and prior state of the item all matter. A landlord should compare the condition at the end of the tenancy with credible evidence of its condition at the beginning.

    What may qualify as tenant damage?

    Examples that may support a damage claim, depending on the evidence, include:

    • large holes or broken surfaces caused by impact;
    • burns, deep gouges or avoidable water damage to flooring;
    • broken doors, cabinets or fixtures caused by force or misuse;
    • unauthorized alterations that cause actual damage; or
    • other undue damage caused wilfully or negligently by the tenant, occupants or permitted guests.

    The landlord still has to prove that the damage is undue, that the tenant side caused it wilfully or negligently, and that the amount claimed is reasonable.

    Can a landlord claim full replacement cost?

    Not automatically. Section 89 of the RTA allows a landlord to seek the reasonable costs incurred or to be incurred for repair or, where repair is not reasonable, replacement of damaged property where the statutory test is met.

    Age and useful life can be relevant to the actual loss. Ontario Regulation 516/06 contains a useful-life schedule for many building components. For example, the schedule lists ensuite carpet at 10 years, hardwood flooring at 20 years, interior painting at 10 years, refrigerators at 15 years and kitchen/bath cabinets and counters at 25 years. Those figures do not mechanically decide every damage case, but they are relevant context when assessing depreciation and whether a claim for a brand-new replacement reflects the actual loss.

    Why move-in and move-out documentation matters

    A claim is much stronger when there is a reliable before-and-after record. Both landlords and tenants should keep dated photographs and written notes.

    Use the Ontario Rental Move-In Inspection Checklist and Ontario Rental Move-Out Condition Report.

    Landlord evidence checklist

    • Move-in condition records
    • Move-out photographs and video
    • Age and prior condition of the item
    • Repair estimates or invoices
    • Evidence showing why repair is not reasonable if replacement is claimed
    • Relevant tenant communications
    • Inspection records

    Tenant evidence checklist

    • Move-in photographs and videos
    • Copies of reported maintenance issues
    • Evidence of pre-existing defects
    • Move-out photographs taken immediately before possession is returned
    • Cleaning or repair receipts where relevant
    • Written responses to disputed charges

    Can the landlord keep the last month’s rent deposit for damage?

    No. Ontario’s rent deposit is generally restricted to the last rental period and is not a general damage deposit. A landlord who claims compensation for tenant-caused damage must use the applicable legal process rather than unilaterally treating the last month’s rent deposit as a damage fund.

    See Rental Deposits in Ontario.

    How can a landlord pursue a damage claim?

    The RTA allows a landlord to apply to the LTB for reasonable repair or replacement costs where undue damage was caused wilfully or negligently. The Board can consider claims against current tenants and, subject to the statutory requirements, former tenants. Evidence of causation and the amount claimed is essential.

    Preparing for your next tenant?

    Use the free Ontario Tenant Screening Checklist to organize criteria, verification, credit checks, references and documentation.

    Get the free tenant screening checklist →

    Frequently asked questions

    Are nail holes always tenant damage?

    No blanket rule applies to every nail hole. Size, number, method of installation, wall condition and the extent of actual damage can matter.

    Is ordinary cleaning a damage claim?

    Tenants are responsible for ordinary cleanliness under section 33, but ordinary turnover cleaning is not the same thing as proving undue damage under section 34.

    Does an old carpet have the same value as a new carpet?

    Usually not. Age and useful life are relevant to actual loss. A claim should reflect reasonable repair or replacement costs in the circumstances, not automatically the full retail cost of a brand-new item.

    Official sources

    Related: Can a Landlord Charge a Tenant for Damage? · Moving Out of an Ontario Rental · Landlord Inspection Log · What to Expect at the LTB

  • Bed Bugs and Pests in Ontario Rentals: Who Is Responsible?

    Bed Bugs and Pests in Ontario Rentals: Who Is Responsible?

    Featured photo by Marlene Céline Nordvik on Unsplash.

    Bed bugs, cockroaches, mice and other pests are generally treated as a rental-housing maintenance issue in Ontario. The legal starting point is the landlord’s duty to maintain the property, combined with the tenant’s duties of ordinary cleanliness and responsibility for undue damage caused wilfully or negligently.

    Common questions about this topic

    Browse all 50 rental questions →

    General information only: this is not legal or pest-control advice.

    What Ontario law says about pests

    Section 20(1) of the Residential Tenancies Act, 2006 requires landlords to maintain rental properties in a good state of repair, fit for habitation and in compliance with applicable health, safety, housing and maintenance standards.

    Ontario Regulation 517/06 goes further. Section 46 requires a residential complex to be kept reasonably free of rodents, vermin and insects. It also requires extermination methods to comply with applicable law and openings that may permit pest entry to be screened or sealed as appropriate.

    That makes pest control primarily a landlord maintenance obligation. A landlord should investigate and take reasonable corrective steps rather than simply telling a tenant to solve the infestation alone.

    What tenants are responsible for

    Section 33 of the RTA makes tenants responsible for ordinary cleanliness. Section 34 makes tenants responsible for undue damage caused wilfully or negligently by the tenant, another occupant or someone the tenant permits in the complex.

    In a pest situation, tenants should:

    • report sightings promptly;
    • maintain ordinary cleanliness;
    • avoid moving infested belongings through common areas where practical;
    • provide lawful access for inspection and treatment; and
    • follow reasonable preparation instructions from a qualified pest-control provider.

    Those duties do not mean every infestation is automatically the tenant’s financial responsibility.

    What landlords should do after a pest report

    1. Document the tenant’s report and arrange an inspection.
    2. Determine whether one unit or multiple units may be affected.
    3. Engage an appropriate pest-control professional where necessary.
    4. Provide tenants with clear preparation and access instructions.
    5. Seal pest-entry points where required.
    6. Schedule follow-up treatment or monitoring when recommended.
    7. Keep records of treatment dates, reports and tenant communications.

    In multi-unit buildings, coordinated treatment may be necessary because treating one unit in isolation may not address pests that have spread between units.

    Can a landlord enter for pest treatment?

    Yes, where the RTA permits entry, but normal entry rules still apply. In most non-emergency cases, a landlord must provide proper written notice that states the reason, date and time of entry and complies with the statutory timing rules. See When Can a Landlord Enter a Rental Unit in Ontario?.

    Can a landlord charge the tenant for pest treatment?

    Not automatically. The existence of pests does not by itself prove that a tenant caused the infestation through wilful or negligent conduct. If a landlord seeks compensation based on alleged tenant-caused damage or costs, the landlord should be able to prove the conduct, causation and reasonable amount claimed through the applicable legal process.

    A landlord also cannot convert the last month’s rent deposit into a general damage or pest-control deposit. See Rental Deposits in Ontario.

    What if the landlord does nothing?

    A tenant should keep a written record of the report, follow-ups and continuing pest activity. Depending on the property and municipality, the tenant may be able to contact municipal property standards and/or file an LTB Form T6 concerning maintenance.

    The LTB’s T6 instructions permit an application where the landlord has not repaired or maintained the rental unit or complex or has not complied with health, safety, housing or maintenance standards.

    Bed bug documentation checklist

    • Date and location of first sighting
    • Written notice to landlord
    • Photographs where practical
    • Pest-control inspection report
    • Preparation instructions
    • Treatment dates
    • Follow-up sightings
    • Records of adjacent-unit treatment if disclosed and relevant
    • Entry notices and access communications

    Frequently asked questions

    Does a tenant have to pay for bed bug treatment?

    Not merely because bed bugs were found in the tenant’s unit. A charge would require a legal basis and evidence supporting tenant responsibility.

    Can a landlord evict a tenant because there are bed bugs?

    The presence of bed bugs itself is not an automatic ground for eviction. If a landlord alleges separate tenant conduct, such as wilful or negligent damage or serious interference with treatment, the landlord must use the applicable RTA process and prove the allegation.

    Should a tenant hire an exterminator without telling the landlord?

    Normally, the landlord should be notified first so treatment can be coordinated for the property, especially in a multi-unit complex.

    Official sources

    Related: Repairs and Maintenance Responsibilities · Tenant Resources · Landlord Resources

  • Mould in Ontario Rentals: Landlord and Tenant Responsibilities

    Mould in Ontario Rentals: Landlord and Tenant Responsibilities

    Featured photo by Nataliya Melnychuk on Unsplash.

    Mould in an Ontario rental is primarily a maintenance and moisture-control issue. The legal question is not simply who first noticed the mould, but what caused the condition and whether the landlord and tenant complied with their respective obligations under the Residential Tenancies Act, 2006 (RTA).

    General information only: this is not legal or medical advice. Serious health symptoms should be discussed with a qualified health professional.

    The legal starting point

    Section 20(1) of the RTA requires a landlord to provide and maintain the residential complex and rental units in a good state of repair, fit for habitation, and in compliance with applicable health, safety, housing and maintenance standards. That obligation applies even if a tenant knew about a state of non-repair before moving in.

    Section 33 makes the tenant responsible for the ordinary cleanliness of the rental unit, unless the tenancy agreement requires the landlord to clean it. Section 34 makes a tenant responsible for repairing undue damage caused wilfully or negligently by the tenant, another occupant or a person the tenant permits in the complex.

    Those provisions mean that a landlord cannot automatically characterize mould as a tenant-cleanliness problem, and a tenant cannot assume that every moisture condition is necessarily a landlord breach. The cause matters.

    When mould generally points to a landlord maintenance issue

    A landlord should investigate when mould is associated with conditions such as:

    • roof or plumbing leaks;
    • water penetration through foundations, walls or windows;
    • defective or non-functioning ventilation equipment supplied as part of the property;
    • repeated flooding or unresolved water damage;
    • building-envelope defects; or
    • another condition that leaves the unit or complex in disrepair or contrary to applicable maintenance standards.

    Painting over visible mould without correcting an active moisture source does not resolve the underlying maintenance issue.

    When tenant conduct may become relevant

    Tenant conduct can matter where evidence shows that the tenant wilfully or negligently caused undue damage or failed to maintain ordinary cleanliness. Examples are fact-specific. A landlord should not treat normal residential activities such as showering or cooking as proof of negligence merely because humidity exists.

    Where functioning exhaust fans, windows or other ventilation are available, tenants should use them reasonably and report persistent condensation, leaks or ventilation failures promptly.

    What a tenant should do

    1. Report the condition in writing. Identify the location, when it was first noticed and whether there is an active leak or recurring moisture.
    2. Document the condition. Keep dated photographs, videos and copies of messages.
    3. Allow lawful access for inspection and repairs. Landlord entry must still comply with the RTA. See Ontario landlord entry rules.
    4. Keep a record of follow-ups. Note inspection dates, contractors, recommendations and whether the problem returns.
    5. Escalate through the proper process if necessary. A tenant may be able to use a municipal property-standards process and/or file an LTB Form T6 concerning maintenance.

    The LTB’s T6 instructions state that a tenant can apply where a landlord has not repaired or maintained the unit or complex or has not complied with health, safety, housing or maintenance standards. If the problem has already been fixed, the T6 generally must be filed within one year after it was fixed.

    What a landlord should do

    1. Respond promptly to the written report.
    2. Inspect for both visible mould and the moisture source.
    3. Repair leaks, water intrusion or defective building systems for which the landlord is responsible.
    4. Use an appropriate qualified contractor where the scope requires specialized assessment or remediation.
    5. Document findings, access attempts, repairs and completion.
    6. Reinspect if the condition recurs.

    For broader obligations, see Landlord Repairs and Maintenance Responsibilities in Ontario.

    Can a tenant withhold rent because of mould?

    A tenant should not simply stop paying rent because there is a maintenance dispute. The RTA provides specific remedies through the LTB. A maintenance problem does not by itself cancel the obligation to pay lawful rent. A tenant seeking a rent abatement, repair order or other remedy should use the applicable process.

    What can the LTB order on a maintenance application?

    Depending on the evidence and the remedy requested, the RTA permits the Board to make orders that can include requiring specified repairs or work, authorizing certain repairs, granting a rent abatement, awarding certain reasonable costs, or terminating the tenancy. The appropriate remedy depends on the proven breach and circumstances.

    Evidence checklist

    • Dated photographs and video
    • Written notice to the landlord
    • Maintenance requests and follow-up messages
    • Inspection reports
    • Contractor invoices or findings
    • Records of lawful access notices and appointments
    • Municipal inspection or property-standards records, if any
    • Medical documentation only where relevant to a specific claim and appropriately obtained

    Use the Ontario Landlord Communication Log and Ontario Landlord Inspection Log to keep records organized.

    Frequently asked questions

    Is mould always the landlord’s responsibility?

    No. The landlord’s statutory repair and maintenance duties are broad, but responsibility for a particular condition depends on the cause and evidence. Tenant wilful or negligent conduct can also be relevant under section 34 of the RTA.

    Can a lease make the tenant responsible for all mould?

    A lease cannot contract out of the landlord’s statutory obligations under the RTA. A clause does not erase section 20 maintenance duties.

    What if the landlord does not respond?

    Keep written records, follow up, review municipal property-standards options and consider the LTB’s T6 maintenance process.

    Official sources

    Related: Ontario Tenant Resources · Ontario Landlord Resources · What to Expect at the LTB