Ontario Home Intel
Menu

Category: Landlords & Tenants

Ontario landlord and tenant guides covering leases, rent, notices, rental property responsibilities and Landlord and Tenant Board processes.

  • Ontario Rental Arrears: A Record-Keeping Checklist for Landlords & Tenants

    Ontario Rental Arrears: A Record-Keeping Checklist for Landlords & Tenants

    When there is a disagreement about unpaid rent, accurate records can be as important as understanding the formal LTB process. This checklist helps both sides organize the underlying payment history.

    Keep a rent ledger

    • Monthly lawful rent.
    • Due date for each rental period.
    • Amount and date of each payment received or made.
    • Payment method.
    • Any outstanding balance.
    • Copies of receipts.

    Keep tenancy documents together

    Retain the lease, lawful rent-increase notices, written agreements affecting rent, correspondence about payments and copies of any LTB notices or applications.

    Do not improvise formal notices

    Tribunals Ontario publishes the current N4 notice and instructions for non-payment of rent. Notice periods and service rules matter. Use the current official form and instructions rather than an old saved copy or an informal substitute.

    For tenants

    If you dispute the amount claimed, organize your bank records, receipts, e-transfers and correspondence. A clear payment history makes it easier to identify where the parties’ records differ.

    N4 & Non-Payment Guide · Rent Arrears Ledger · N4 Planning Worksheet · Rent Receipt Generator · LTB Form Finder

    Open the Rent Arrears Ledger Find the Current LTB Form

    General information only: This checklist does not calculate a legal balance or determine whether a notice is valid. Verify amounts and current LTB requirements.

  • Ontario Rental Advertising: Human Rights Rules for Landlords

    Ontario Rental Advertising: Human Rights Rules for Landlords

    A rental advertisement is part of the tenant-selection process. Ontario landlords should write ads around the property and objective tenancy requirements rather than preferences tied to protected personal characteristics.

    Protected grounds matter before a tenant moves in

    The Ontario Human Rights Code protects people from discrimination in rental housing on grounds including race, ancestry, place of origin, citizenship, creed, sex, sexual orientation, gender identity and expression, age, marital status, family status, disability and receipt of public assistance.

    Examples of risky advertising

    The Ontario Human Rights Commission specifically warns against discriminatory phrases such as “adult building,” “not suitable for children,” “must have working income,” and other wording that expresses a preference based on protected grounds.

    Write the ad around the rental

    • Describe the unit, rent, utilities and amenities.
    • State objective availability and application information.
    • Avoid preferences about age, family composition, disability or source of income.
    • Use consistent screening criteria.
    • Consider accommodation obligations during the application process.

    Screening still needs to be lawful

    Landlords can assess applicants, but screening practices must comply with the Human Rights Code. Use consistent, defensible criteria and avoid arbitrary rules that disproportionately exclude protected groups.

    Ontario Tenant Screening Guide · Rental Application Checklist

    Open the Rental Application Checklist Compare Tenant Screening Services

    From advertising to applicant screening

    Once applications arrive, use the free Ontario Tenant Screening Checklist to keep your screening process organized and consistent.

    Get the free tenant screening checklist →

    General information only: Human-rights obligations are fact-specific. Consult current OHRC guidance and obtain legal advice for individual situations.

  • Roommates, Guests & Additional Occupants in Ontario Rentals

    Roommates, Guests & Additional Occupants in Ontario Rentals

    Guests, roommates and additional occupants are often misunderstood in Ontario rentals. A lease term cannot simply erase rights provided by the Residential Tenancies Act.

    Can a lease ban guests or roommates?

    Ontario’s standard lease guide lists terms that prohibit guests, roommates or additional occupants as examples of terms that may be void because they attempt to take away rights under the Act.

    Important exceptions and limits

    That does not mean every occupancy arrangement is automatically permitted. Condominium rules, municipal occupancy standards, health and safety requirements, subsidized-housing rules and other property-specific restrictions can matter.

    Roommate versus tenant

    Whether another occupant is actually a tenant with rights and obligations under a tenancy agreement is a fact-specific question. Adding someone to a lease, assigning a tenancy and simply allowing an occupant to live in the unit are not necessarily the same thing.

    Before making a change

    • Review the signed tenancy agreement.
    • Check applicable condo rules and municipal standards.
    • Do not rely on an unenforceable blanket occupancy clause.
    • Get legal advice where the status of an occupant affects rent, liability or termination rights.

    Breaking or Assigning a Lease · Rental Resource Centre

    Browse Landlord & Tenant Resources

    Common questions about this topic

    Browse all 50 rental questions →

    General information only: Occupancy and tenancy status are fact-specific. Verify current Ontario law and obtain legal advice where needed.

  • Utilities in Ontario Rentals: Who Pays for Heat, Hydro & Water?

    Utilities in Ontario Rentals: Who Pays for Heat, Hydro & Water?

    Who pays utilities in an Ontario rental depends heavily on the tenancy agreement and the services provided at the property. The Ontario standard lease specifically records responsibility for electricity, heat and water.

    Start with the lease

    Review sections dealing with total rent, services and utilities. The standard lease is designed to identify which services are included in rent and which utilities are the landlord’s or tenant’s responsibility.

    Before signing

    • Identify which utilities are separately metered.
    • Confirm whether heat, electricity and water are included in rent.
    • Ask how shared utilities are handled where applicable.
    • Clarify responsibility for internet, parking, air conditioning and other services.
    • Put agreed terms in writing.

    For buyers of rental property

    Do not assume the incoming owner can simply change an existing tenant’s utility arrangement. Review the tenancy documentation, lawful rent and included services as part of due diligence.

    Changes after the tenancy begins

    Changes to services, utilities and rent can have legal consequences. The Ontario standard lease guide notes that changes to the agreement should be agreed to in writing. Obtain current legal guidance before restructuring existing arrangements.

    Ontario Standard Lease Guide · Rent Increases & Rent Control · Rental Carrying Cost Calculator · Landlords & Tenants Resource Centre

    Calculate Rental Carrying Costs Browse Rental Resources

    Common questions about this topic

    Browse all 50 rental questions →

    General information only: Verify the tenancy agreement, Residential Tenancies Act and current LTB guidance for the specific rental.

  • Pets in Ontario Rentals: Landlord & Tenant Rules

    Pets in Ontario Rentals: Landlord & Tenant Rules

    Pet rules are a common source of confusion in Ontario rentals. This guide explains the general rule, condominium exceptions, damage and human-rights considerations.

    Are “no pets” clauses enforceable?

    Ontario’s standard lease guide identifies a term that simply prohibits pets as an example of an additional term that is generally void under the Residential Tenancies Act. A condominium’s declaration, by-laws or rules can create a different situation, so condo tenants should verify the building’s governing documents.

    Pets can still create tenancy issues

    A void no-pet clause does not give a tenant permission to allow an animal to cause substantial damage, seriously interfere with other occupants, or create other problems that may support action under the Residential Tenancies Act.

    Service animals and human rights

    Disability-related accommodation can engage the Ontario Human Rights Code. Housing providers should assess Code-related accommodation needs individually rather than applying a blanket policy.

    Practical checklist

    • Review the Ontario standard lease.
    • For condos, check the declaration, by-laws and rules.
    • Document legitimate damage or interference concerns rather than relying on assumptions.
    • Consider Human Rights Code accommodation obligations where applicable.
    • Use current LTB forms and instructions before taking formal action.

    Ontario Standard Lease Guide · N5 Notice Guide · Landlord Communication Log · Landlords & Tenants Resource Centre · Landlord Resources · Tenant Resources

    Common questions about this topic

    Browse all 50 rental questions →

    General information only: This page is educational information, not legal advice. Ontario tenancy rules are fact-specific and can change. Verify current legislation, condominium documents and official LTB guidance.

  • Ontario Landlord and Tenant Board: What to Expect

    Ontario Landlord and Tenant Board: What to Expect

    Ontario Landlord and Tenant Board Guide · Reviewed September 2026

    September 21, 2026 process update: New LTB rules are now in force. See OHI’s Ontario Rental Rule Changes for 2026 for the consolidated change summary. For rent-arrears applications filed on or after September 21, a tenant who wants to raise additional section 82 issues at the non-payment hearing must generally pay the landlord 50% of the arrears claimed in the application at least 7 days before the hearing and still provide the required description of those issues. Other changes affect N4 timing, persistent late payment, N12/N13 procedures, eviction-order delays and updated forms. Always confirm the current LTB rules and instructions before acting.

    Featured photo by Power Digital Marketing on Unsplash.

    The Landlord and Tenant Board, or LTB, is the Ontario tribunal that resolves many disputes under the Residential Tenancies Act. It handles applications involving rent arrears, termination notices, maintenance, tenant rights, landlord entry, illegal charges and other tenancy issues.

    A Notice and an Application Are Different

    Many landlord cases begin with a prescribed notice such as an N4, N12 or N13. A notice may create a termination date or opportunity to correct an issue, but it is not the same as an LTB eviction order. If the matter is not resolved, the appropriate application may need to be filed separately.

    Use the Correct Form and Version

    Forms and instructions can change. Parties should use the current version directly from Tribunals Ontario and carefully follow filing, service and timing requirements. Small errors in dates, amounts or service can have significant consequences.

    Evidence Matters

    Good records can make a major difference. Depending on the case, useful evidence may include the lease, rent ledger, notices, proof of service, emails and text messages, photographs, invoices, inspection records, municipal orders, bank records and witness evidence.

    Prepare for the Hearing

    • Read the application and all notices carefully.
    • Know what order you are asking the Board to make.
    • Organize documents chronologically.
    • Prepare a concise timeline of events.
    • Follow evidence-disclosure requirements and deadlines.
    • Attend the hearing on time and be ready to address settlement.

    Orders and Enforcement

    After a hearing, the LTB may issue an order dealing with the tenancy, money, repairs or other remedies. An eviction order is not self-enforced by a landlord. Where enforcement is required, the proper legal enforcement process must be followed.

    When to Get Legal Help

    Legal advice is especially useful when a case involves significant arrears, N12 or N13 allegations, bad-faith claims, complex maintenance issues, human-rights concerns or an important real-estate transaction. Landlords and tenants may be represented by lawyers or licensed paralegals where permitted.

    Best Practice: Build the File Before a Dispute Starts

    Both sides benefit from written records. Landlords should maintain leases, notices, ledgers and repair records. Tenants should keep proof of payment, correspondence and documentation of repair or privacy concerns.

    Use the official Landlord and Tenant Board website and current LTB forms and instructions. Explore our Ontario Landlords & Tenants hub for related guides.

    Landlord and Tenant Board FAQ

    Is a notice the same as an LTB eviction order?

    No. Notices such as N4, N12 and N13 are steps in a legal process. An eviction generally requires an LTB order if the tenant does not leave voluntarily.

    What should I bring to an LTB hearing?

    Organized evidence such as the lease, notices, rent ledger, proof of service, correspondence, photographs, invoices and a clear timeline can be important, depending on the application.

    General information only: This page does not provide legal advice or predict LTB outcomes. Procedures and deadlines can change; verify current requirements before filing or responding.

  • How to End a Lease Early in Ontario: Assignment, N11 & Other Options

    How to End a Lease Early in Ontario: Assignment, N11 & Other Options

    Breaking or Assigning an Ontario Lease · Updated for 2026

    Featured photo by Dina Badamshina on Unsplash.

    A tenant who needs to leave before a fixed-term lease ends may have several options. The correct path depends on the tenancy, the landlord’s response and whether another person will take over the unit.

    Assignment

    An assignment transfers the tenancy to a new tenant. The new tenant generally takes over the existing tenancy rather than starting an entirely separate subtenancy. Ontario’s Standard Lease guide notes that the tenant needs the landlord’s permission and that consent cannot be arbitrarily or unreasonably withheld.

    Subletting

    A sublet is different. The original tenant expects to return before the end of the tenancy and the subtenant occupies the unit temporarily. Because the legal structure differs from an assignment, tenants should not use the terms interchangeably.

    Mutual Agreement to End the Tenancy

    A landlord and tenant can agree to end a tenancy using Form N11. This is voluntary and should reflect a genuine agreement by both sides. Neither side should sign without understanding the consequences.

    What If the Landlord Refuses Assignment?

    Ontario law provides specific rules where a landlord refuses a general request to assign or does not respond within the applicable period. Depending on the facts, the tenant may gain a right to give a shorter termination notice. The current LTB instructions should be checked before relying on that option.

    Do Not Just Move Out Without a Plan

    Leaving the keys does not necessarily end liability immediately. Tenants should understand the termination date, notice requirements and potential rent exposure. Landlords also have duties to mitigate losses in appropriate circumstances.

    Tenant Checklist

    • Review the lease term and tenancy type.
    • Ask in writing if you want to assign.
    • Keep the landlord’s response.
    • Use current LTB forms and instructions.
    • Document any mutual agreement to terminate.
    • Do not confuse assignment with subletting.
    • Get legal advice where the timing or liability is unclear.

    See the Ontario Standard Lease guide, current LTB forms and our Landlords & Tenants hub.

    Breaking or Assigning a Lease FAQ

    Can a tenant just leave before a fixed-term lease ends?

    Moving out does not necessarily end the tenancy or financial responsibility. Assignment, an agreed N11 termination or another lawful termination route may be appropriate depending on the facts.

    Is assignment the same as subletting?

    No. An assignment transfers the tenancy to a new tenant, while a sublet is generally temporary and the original tenant expects to return.

    General information only: Lease-ending rules can be technical. Confirm the current RTA and LTB instructions before relying on a particular termination strategy.

  • N13 Notice in Ontario: Renovations, Demolition and Conversion

    N13 Notice in Ontario: Renovations, Demolition and Conversion

    Ontario N13 Notice Guide · Updated for 2026

    Featured photo by Olek Buzunov on Unsplash.

    Form N13 is used in Ontario when a landlord seeks to end a tenancy because the rental unit will be demolished, converted to a non-residential use, or requires repairs or renovations so extensive that the unit must be vacant.

    An N13 Is for Specific Situations

    Ordinary cosmetic work is not the same as an N13 renovation. The legal test and required permits or approvals can matter, especially where the landlord says the unit must be vacant to complete the work.

    Notice and LTB Process

    The landlord must use the current N13 form and comply with the required notice period and termination-date rules. If the tenant does not move, the landlord generally needs an LTB order before the tenancy can be ended.

    Compensation Can Be Required

    Compensation depends on the reason for the notice and the size of the residential complex. LTB materials indicate that where compensation applies, certain buildings with five or more residential units can trigger compensation equal to three months’ rent, while some smaller complexes can involve one month’s rent or an acceptable alternative unit. The current form and instructions should always be checked.

    Right to Return After Renovations

    Where an N13 is based on repairs or renovations, a tenant may have a right to move back into the unit after the work is completed if the statutory requirements are followed, including giving the landlord written notice of the intention to return. Effective September 21, 2026, when the applicable written notice to return is given, the landlord must provide the estimated completion date without delay. See OHI’s Ontario Rental Rule Changes for 2026 for the broader September reform package. The landlord must also update the tenant if that estimate changes, notify the tenant when the unit is ready, and provide 60 days’ notice to reoccupy where the work is completed on or after September 21. Use the current N13 and LTB instructions because transitional rules can apply.

    Bad-Faith Risks

    A former tenant may be able to bring a T5 application if the landlord did not carry out the stated demolition, conversion, repair or renovation within a reasonable time, or failed to honour applicable return rights after a renovation. Effective September 21, 2026, the T5 deadline for an applicable N13 right-of-first-refusal claim is two years after the tenant moves out or six months after the renovations are finished, whichever is later. Failure to provide the required readiness information or 60-day reoccupancy period can also create a rebuttable presumption that the landlord failed to provide the right of first refusal.

    Landlord Checklist

    • Confirm the work actually qualifies for N13 treatment.
    • Obtain required permits or approvals.
    • Use the current N13 form and instructions.
    • Calculate the termination date correctly.
    • Pay required compensation on time.
    • Document the scope of work and contractor timeline.
    • Respect any tenant right to return after renovations.

    See the LTB guideline on personal use, demolition, repairs and conversion and our Ontario Landlords & Tenants hub.

    N13 Notice FAQ

    Can a landlord use an N13 for ordinary cosmetic renovations?

    An N13 is intended for demolition, conversion or repairs and renovations extensive enough to require vacant possession. Ordinary cosmetic work is not automatically an N13 situation.

    Can a tenant return after an N13 renovation?

    In qualifying repair or renovation cases, a tenant may have a right to return if the statutory requirements are followed, including giving written notice of the intention to reoccupy.

    General information only: N13 cases are technical and fact-specific. Verify the current form, compensation rules and permit requirements before serving a notice.

  • Selling a Tenanted Property in Ontario: N12 and Purchaser Use

    Selling a Tenanted Property in Ontario: N12 and Purchaser Use

    Selling a Tenanted Property in Ontario · Updated for 2026

    Featured photo by Alex Reynolds on Unsplash.

    Selling a rental property in Ontario does not automatically end the tenancy. Buyers, sellers, landlords and tenants need to understand the difference between selling a property and legally terminating a tenancy for purchaser occupation.

    The Tenancy Usually Continues Through a Sale

    A change of ownership generally does not, by itself, require a tenant to move. The purchaser normally takes over the landlord’s position unless the tenancy is lawfully ended under the Residential Tenancies Act.

    Showing the Property

    Landlords and authorized registered real estate professionals may enter to show a unit to potential purchasers after giving the written notice required by the RTA. The notice should state the reason, date and a time between 8 a.m. and 8 p.m.

    When an N12 May Be Used for a Purchaser

    Where there is an agreement of purchase and sale and the purchaser, the purchaser’s spouse, parent, child or qualifying caregiver genuinely requires the rental unit for residential occupation, the landlord may be able to serve Form N12 on behalf of the purchaser, subject to the statutory requirements.

    Compensation Is Required

    For a purchaser-use N12, the September 21, 2026 landlord-own-use compensation exception does not apply. See the 2026 Ontario rental-rule changes overview for the landlord-own-use changes and other September reforms. Purchaser-use notices continue to require compensation equal to one month’s rent or an acceptable alternative rental unit, subject to the current RTA and LTB instructions. The new exception for a landlord’s own-use N12 applies only where the statutory conditions are met, including at least 120 days’ notice.

    A Notice Is Not an Eviction Order

    Serving an N12 does not allow a landlord, seller or purchaser to change locks or remove the tenant. If the tenant does not leave, an application to the Landlord and Tenant Board and an eviction order may be required.

    Vacant Possession Clauses Need Care

    A seller should be cautious about promising vacant possession when a tenant is still in the property. The timing of an N12, fixed-term lease dates, compensation, service and LTB proceedings can affect whether vacant possession is actually achievable by closing.

    Checklist for Sellers and Buyers

    • Review the lease and tenancy status early.
    • Confirm whether the purchaser genuinely requires occupation.
    • Use the current N12 and L2 instructions.
    • Calculate the termination date carefully.
    • Pay required compensation on time.
    • Do not assume the tenant must leave because the property sold.
    • Build realistic timing into the agreement of purchase and sale.
    • Budget for the broader transaction using our guide to the cost of selling a house in Ontario.

    See the LTB personal-use guideline and our Landlords & Tenants hub.

    Selling a Tenanted Property FAQ

    Does a tenant have to move because the property is sold?

    No. A sale by itself does not automatically terminate the tenancy. The purchaser generally becomes the new landlord unless the tenancy is lawfully ended.

    Can a buyer require the unit for their own use?

    Potentially. Where the statutory requirements are met, an N12 may be used for genuine purchaser occupation, with required compensation and LTB procedures.

    Common questions about this topic

    Browse all 50 rental questions →

    General information only: N12 and vacant-possession issues are fact-sensitive and can materially affect a real-estate transaction. Obtain legal advice where appropriate.

  • N4 Notice in Ontario: Non-Payment of Rent Explained

    N4 Notice in Ontario: Non-Payment of Rent Explained

    Ontario N4 Notice Guide · Updated for 2026

    Featured photo by Power Digital Marketing on Unsplash.

    Form N4 is the Landlord and Tenant Board notice commonly used when a tenant has not paid the full rent owed. It is a formal legal notice, not simply a reminder letter, and errors can affect a later LTB application.

    What an N4 Does

    The notice tells the tenant how much rent the landlord says is owed and gives a termination date. For an N4 given on or after September 21, 2026, the termination date must generally be at least 7 days after the notice is given. See OHI’s Ontario Rental Rule Changes for 2026 for the broader September 21 changes. An N4 is still only a notice, not an eviction order. Landlords should use the current LTB form and instructions rather than calculating dates from memory.

    The Tenant Can Void the Notice

    An N4 is generally void if the tenant pays all rent arrears listed on the notice before the termination date. The exact amount claimed should therefore be accurate.

    Common Landlord Errors

    • Using the wrong termination date.
    • Including amounts that are not legally rent.
    • Misstating payments already received.
    • Using an outdated form.
    • Serving the notice incorrectly.
    • Applying to the LTB before the law permits.

    What Happens After the Notice?

    If the arrears are not resolved and the legal requirements are met, the landlord may be able to file the appropriate LTB application for an eviction order and rent arrears. A landlord cannot personally evict the tenant by changing locks or removing belongings.

    What Tenants Should Do

    • Check the rent ledger and amount claimed.
    • Keep proof of all rent payments.
    • Read the termination date carefully.
    • Pay the arrears within the applicable period if possible.
    • Seek legal help if the amount or notice appears incorrect.
    • Do not ignore an LTB application or hearing notice.

    Payment Plans and Communication

    Landlords and tenants can sometimes resolve arrears through a payment arrangement, but any agreement should be documented clearly. A payment plan does not automatically erase every legal step unless the parties understand its effect.

    Use only the current forms from Tribunals Ontario. See our Landlords & Tenants hub for related guides.

    N4 Notice FAQ

    Does an N4 mean the tenant is already evicted?

    No. An N4 is a notice. If the matter is not resolved, the landlord may need to file with the LTB and obtain an eviction order.

    Can an N4 be cancelled by paying the arrears?

    In many cases, paying all rent arrears listed on the notice before the termination date voids the N4.

    Common questions about this topic

    Browse all 50 rental questions →

    General information only: Notice periods and applications are procedural legal matters. Verify the current N4 instructions and obtain legal advice where needed.