Access and Showings During a Tenancy in Ontario

Updated: March 2026

Written by the Keith & Françoise Real Estate Team, Ontario Realtors®, with experience advising landlords, tenants, and sellers on how access and showing issues affect active tenancies and real estate transactions across the GTA and Niagara Region.

The 24-Hour Notice Requirement

Access to a rental unit during an active tenancy is one of the most common sources of conflict between landlords and tenants in Ontario. The Residential Tenancies Act (RTA) sets specific rules. Yet disputes arise regularly. Landlords, tenants, and real estate agents interpret them differently in practice.

These rules apply everywhere in Ontario. Whether you’re a landlord scheduling repairs in Brampton or a seller listing a tenanted property in Mississauga, they’re the same. Tenants in St. Catharines who expect three showings a week should understand them too. This article covers the specific notice requirements. It explains permitted reasons for entry. It also shows how to handle showings when a property is being sold or re-rented.

For a broader overview of leasing rules, including the standard lease, tenant rights, and rent control, see our complete guide to leasing in Ontario.

Under the RTA, landlords must provide at least 24 hours’ written notice before entering a rental unit. The notice must state three things: the date, the time window (8 a.m. to 8 p.m.), and the reason for entry. Verbal notice, text messages, or notes under the door don’t meet this legal standard. The tenant must agree to accept notice in alternate forms.

How to Provide Proper Written Notice

The notice must be in writing. The RTA doesn’t specify a format requirement. A written letter or email works well if it clearly states the date, time window, and purpose. Many GTA landlords use Form N5 or a similar template. A plain letter with the required information is equally sufficient.

The tenant does not have to be home during the entry. However, the landlord must still provide proper notice. A landlord cannot enter the unit simply because the tenant is not there. If a landlord enters without proper notice and without an emergency justification, the tenant can file a T2 application with the Landlord and Tenant Board.

Permitted Reasons for Landlord Entry

The RTA allows entry for specific reasons. A landlord cannot enter a rental unit just because they want to check on it. They also cannot enter just because they own the property. The permitted reasons for entry with 24 hours’ notice include:

Permitted entry reasons

Repairs and maintenance: The landlord or their contractor may enter to make repairs. They can perform maintenance or inspect the condition of the unit. This includes plumbing, electrical, pest control, and appliance servicing.

Showings to prospective tenants: If the tenant has given notice to move out, the landlord can show the unit to prospective new tenants. Proper notice is required.

Showings to prospective buyers: If the property is listed for sale, the landlord can show the unit to potential buyers. Proper notice is still required.

Property inspections: The landlord may enter to conduct a reasonable inspection of the unit. “Reasonable” is the key word. Monthly inspections for no particular reason are unlikely to be considered reasonable. The LTB does not typically approve such inspections.

Appraisals and inspections for financing: If the landlord is refinancing, they may need an appraiser or home inspector to access the unit. The same applies if they are selling. This requires proper notice.

Emergency Entry Without Notice

A landlord may enter without notice only in a genuine emergency. The RTA doesn’t define this term precisely. The LTB has interpreted it as situations with immediate risk of harm to people. It also includes serious property damage.

Examples of genuine emergencies include a fire, a burst pipe or major water leak, or a gas leak. A situation where the tenant may be in danger also qualifies. A landlord who suspects a slow drip under a sink is not dealing with an emergency. Neither is a landlord who forgot to schedule a repair and wants to come by today instead.

If a landlord claims emergency access and the tenant disputes it, the matter can be brought before the LTB. Landlords who abuse emergency entry provisions risk financial penalties. They may also face orders restricting future access.

Showings When the Property Is for Sale

This is where most access conflicts happen in the GTA and Niagara Region. When a landlord lists a tenanted property for sale, the tenant’s cooperation with showings can directly affect how quickly the property sells. It can also affect the price it achieves. However, the tenant’s right to reasonable enjoyment of the unit does not disappear because a “For Sale” sign goes up.

The landlord must still give 24 hours’ written notice for each showing. The showing must fall between 8 a.m. and 8 p.m. The tenant is not required to leave during the showing. However, most do for practical reasons.

How many showings is “reasonable”?

The RTA does not set a specific limit on the number of showings per week. However, the LTB has made clear that showings must not interfere unreasonably with the tenant’s enjoyment of the unit. One or two showings per week is generally considered acceptable. Five showings a day for three weeks straight would almost certainly be viewed as unreasonable.

Open communication works best in practice. Landlords who discuss the showing schedule in advance get better cooperation. Flexibility on timing also helps. Respect the tenant’s need for proper notice. Sending constant 24-hour notices without discussion will damage cooperation. Always discuss expectations with the tenant before the first showing, not after conflicts begin.

For a full guide on what to expect when selling with a tenant in place, see our article on selling a tenanted property in Ontario. We provide detailed steps and advice in that article. The link is here.

Showings to Prospective New Tenants

Once the current tenant has given notice to move out, the landlord can show the unit to prospective new tenants. The same 24-hour written notice rule applies. The landlord cannot begin showing the unit until the tenant has given their 60-day notice. Also, the landlord and tenant must have agreed that the tenancy is ending.

If the tenant has not given notice and the landlord is simply hoping to line up a replacement, the landlord does not have the right to show the unit to prospective tenants. This is a common misunderstanding, particularly with landlords who are new to Ontario.

What Happens If the Tenant Refuses Access

If a landlord has given proper 24-hour written notice for a legitimate reason, the tenant cannot unreasonably refuse access. The RTA requires tenants to allow reasonable entry. This applies to all permitted purposes listed above.

If the tenant blocks access, the landlord can apply to the LTB for an order requiring the tenant to allow entry. The LTB can also order the tenant to pay the landlord’s costs if the refusal caused financial harm. An example is a cancelled home inspection that delayed a sale.

On the other hand, if the landlord has not given proper notice, the tenant is within their rights to refuse entry. A tenant who finds their landlord inside the unit without notice or outside permitted hours can file a T2 application with the LTB. The Board can order the landlord to stop the behaviour. It may award compensation to the tenant.

How to Reduce Access Conflicts

Most access disputes we see in the GTA and Niagara Region come down to communication failures. They are not legal disagreements. Here are the practical steps that work.

For landlords: Give written notice every time, even if the tenant has said they don’t mind. Propose showing times rather than dictating them. If you’re selling, have a conversation with the tenant about the expected schedule before the first showing. Consider offering a small incentive (like a modest rent credit) for cooperation during a busy showing period.

Steps for tenants and both parties

For tenants: Respond to showing requests promptly. If the proposed time doesn’t work, offer an alternative rather than simply refusing. Keep the unit reasonably clean and presentable if the property is listed for sale. If you feel the number of showings is excessive, raise the concern in writing before it escalates.

For both: Document everything. Keep copies of all notices. If a dispute does arise, the party with written records has a significant advantage at the LTB.

For related information about your rights and obligations during a tenancy, see our guide on tenant rights and landlord obligations in Ontario. For details on how leases end and the notice requirements for both parties, see how residential leases end in Ontario.

Summary

Proper notice and communication are essential. They prevent conflicts between landlords and tenants. Following the rules protects everyone involved.

Frequently Asked Questions on Access and Showings

Rental market conditions, landlord obligations, and tenant rights can vary depending on the property type and specific circumstances. This guide reflects our experience working with tenants and landlords across Ontario, particularly in the GTA and Niagara Region. For advice specific to your situation, speak with a qualified real estate professional or licensed paralegal before making decisions.