Access and Showings During a Tenancy in Ontario

Updated: April 2026

By Françoise Pollard, Realtor®, and Keith Goldson, Broker, Keith & Françoise Real Estate Team, eXp Realty Brokerage. We help landlords, tenants, and sellers manage showings on a tenanted property in Ontario across the GTA and Niagara Region, including Mississauga, Brampton, Milton, Burlington, Oakville, Hamilton, Etobicoke, Toronto, St. Catharines, Niagara Falls, Welland, and Thorold.

What actually matters in showings on a tenanted property in Ontario is not whether the rules are followed on paper. It is whether both sides communicate clearly before disputes start. Most LTB applications in this area are filed not because anyone acted in bad faith, but because someone assumed the rules were more flexible than they are.

Showings on a tenanted property in Ontario are governed by the Residential Tenancies Act (RTA), along with all other forms of landlord access. The rules are specific: 24 hours’ written notice, entry between 8 a.m. and 8 p.m., and a valid reason that falls within the RTA’s permitted categories. Whether you are a landlord scheduling repairs in Brampton or a seller listing a tenanted property in Mississauga, these rules apply.

Most access disputes we handle across the GTA and Niagara Region don’t start with bad intentions. They start because one side assumed the rules were more flexible than they actually are. A landlord who enters without proper notice risks a T2 application at the Landlord and Tenant Board (LTB). A tenant who blocks showings without justification can delay a sale and face legal costs. This article covers what both sides need to know.

For a broader overview of how leasing works in Ontario, including the Standard Lease, deposits, and the LTB process, see our complete guide to leasing in Ontario.

How Much Notice Must a Landlord Give Before Entering?

Ontario landlords must provide at least 24 hours’ written notice before entering a rental unit, and entry can only occur between 8 a.m. and 8 p.m. Failure to follow this rule gives the tenant grounds to file a T2 application with the LTB for illegal entry.

The written notice must include three things: the date of entry, the time window within the 8 a.m. to 8 p.m. range, and the specific reason for entering. A text message or a note slipped under the door does not meet the legal standard unless the tenant has agreed to accept notice in that form.

How to Provide Proper Written Notice

A written letter or email works well, as long as it clearly states the date, time, and purpose. Many GTA landlords use a standard template. A plain letter with the required information is equally valid. The tenant does not need to be home during the entry, but the landlord must still provide proper notice.

If a landlord enters without giving 24 hours’ written notice and there is no emergency, the tenant can file a T2 application with the LTB. The Board can order the landlord to stop entering improperly and may award compensation to the tenant. Repeated violations strengthen the tenant’s case and increase the risk of financial penalties for the landlord.

When Can a Landlord Legally Enter a Rental Unit?

A landlord can only enter for specific reasons listed in the RTA. Owning the property does not give a landlord the right to enter whenever they choose. Entering without a permitted reason, even with proper notice, can still result in a complaint at the LTB.

The permitted reasons for entry with 24 hours’ written notice include:

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

Showings to prospective buyers. If the property is listed for sale, the landlord can schedule showings on the tenanted property with proper notice. This is one of the most common reasons for entry across Ontario.

Showings to prospective tenants. If the current tenant has given notice to move out, the landlord can show the unit to prospective new tenants. Screening those applicants must follow the rules in our guide to tenant screening in Ontario.

Property inspections. The landlord can conduct a reasonable inspection. Reasonable is the key word. Monthly inspections with no specific purpose are unlikely to pass the LTB’s test.

Appraisals and financing inspections. If the landlord is refinancing or selling, an appraiser or home inspector may need access. Proper notice is still required.

Can a Landlord Enter Without Notice in an Emergency?

Yes, but only in a genuine emergency involving immediate risk to people or serious property damage. A fire, a burst pipe, a gas leak, or a situation where the tenant may be in danger all qualify.

A slow drip under a sink is not an emergency. Neither is a landlord who forgot to schedule a repair and wants to come by today. The RTA does not define emergency precisely, but the LTB has interpreted it narrowly. If a landlord claims emergency access and the tenant disputes it, the LTB will review the circumstances. Landlords who abuse emergency entry provisions risk financial penalties and orders restricting future access.

What Are the Rules for Showing a Tenanted Property for Sale?

When a landlord lists a tenanted property for sale, the tenant must allow showings with proper 24-hour written notice. However, the tenant’s right to reasonable enjoyment does not disappear because a “For Sale” sign goes up. Balancing these competing interests is where most access conflicts happen in the GTA and Niagara Region.

Each showing requires its own 24-hour written notice. The landlord cannot send one notice to cover an entire week of showings. Each notice must include the specific date and time. The tenant is not required to leave during the showing, although most do for practical reasons.

How Many Showings Per Week Is Reasonable?

The RTA does not set a specific limit on showings per week. However, the LTB has made clear that showings cannot interfere unreasonably with the tenant’s enjoyment of the unit. In practice, one or two showings per week is generally accepted as reasonable. Five showings a day for three weeks straight would almost certainly cross the line.

When managing showings on a tenanted property, clustering multiple viewings into a single window, for example Tuesday evening and Saturday morning, reduces disruption for the tenant and produces better results for the seller. Buyers touring a tidy, cooperative unit form a stronger impression than buyers entering a tense situation where the tenant is clearly unhappy.

What Happens If Showings Are Excessive?

If a tenant feels the number of showings is unreasonable, they should raise the concern in writing first. If the landlord continues to schedule excessive showings, the tenant can file a T2 application at the LTB for interference with reasonable enjoyment. The Board can order the landlord to limit the frequency of showings.

For landlords, excessive showings don’t just risk an LTB complaint. They damage cooperation with the tenant, which hurts the quality of every future showing. A tenant who feels respected will keep the unit clean and leave on time. A tenant who feels harassed will make the selling process miserable for everyone involved.

Impact on Sale Price and Timeline

Tenant cooperation directly affects how quickly a property sells and the price it achieves. A unit that shows well, with a cooperative tenant who vacates on schedule, attracts stronger offers. A unit where showings are cancelled, the tenant is visibly hostile, or the home is left in poor condition will sit longer and sell for less.

We always recommend discussing the showing schedule with the tenant before the first showing, not after conflicts begin. Setting clear expectations early prevents most of the problems we see when selling a tenanted property in Ontario.

Can a Landlord Show a Unit to Prospective New Tenants?

A landlord can show a unit to prospective new tenants only after the current tenant has given proper notice to vacate or both parties have agreed that the tenancy is ending. Until that point, the landlord does not have the right to show the unit to potential new renters. This is a common misunderstanding, especially among landlords new to Ontario.

Once the tenant has given proper notice, the same 24-hour written notice requirement applies to each showing. The landlord should coordinate showing times to minimize disruption, particularly if the tenant is still living in the unit during the notice period.

For a full breakdown of how notice periods work and the difference between N9, N11, and other termination options, see our article on how residential leases end in Ontario.

What Should You Do If a Tenant Refuses Access?

If a landlord gives proper 24-hour written notice for a permitted reason and the tenant still refuses 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, such as a cancelled home inspection that delayed a sale.

Steps for Landlords When a Tenant Refuses

Step 1: Confirm your notice was proper. Before escalating, verify that your notice was in writing, gave at least 24 hours, included the date, time, and reason, and was delivered using a method the tenant accepts.

Step 2: Document the refusal. Keep a copy of every notice you sent and record the tenant’s response, or lack of response. Written records are essential at the LTB.

Step 3: Do not force entry. Even if the tenant is being unreasonable, entering the unit against the tenant’s wishes outside of an emergency is illegal. Forced entry will undermine your position at the LTB and may result in the Board awarding compensation to the tenant.

Step 4: File with the LTB. If the tenant continues to block access after you have followed the proper process, file an application with the LTB. The Board can order the tenant to allow entry and may award costs. This is the only legal path forward. For LTB matters that involve a hearing, we always recommend working with a licensed paralegal.

When the Tenant Has a Valid Reason to Refuse

If the landlord did not provide proper notice, the tenant has every right to refuse entry. A tenant who finds their landlord inside the unit without prior notice or outside the permitted hours can file a T2 application. The Board can order the landlord to stop and may award compensation. Both sides should understand that improper notice gives the tenant a legitimate legal defence.

How Can You Reduce Conflict Around Showings on a Tenanted Property?

Most disputes about showings on a tenanted property across the GTA and Niagara Region come from communication failures, not legal disagreements. When both sides set expectations early and document everything, conflicts rarely escalate to the LTB.

For Landlords

Give written notice every time, even if the tenant says they don’t mind. Verbal agreements about entry are hard to prove if a dispute arises later. Propose showing times rather than dictating them. If you are selling, have a conversation with the tenant about the expected schedule before the listing goes live.

Consider offering a small incentive during a busy showing period. A modest rent credit for each week of showings signals respect and builds cooperation. It costs far less than the price reduction you’ll face if the home sits because showings keep falling through.

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 if the property is listed for sale. Your cooperation won’t go unnoticed, and it protects your position if the landlord ever claims you blocked access.

If you feel the frequency of showings is excessive, raise it in writing before it escalates. A written record showing that you raised the concern reasonably strengthens your position at the LTB if the issue continues.

For Both Sides

Document everything. Keep copies of every notice, every email, and every text message. If a dispute reaches the LTB, the party with written records has a significant advantage.

Ontario landlord and tenant law can change. This article reflects legislation and procedures as of April 2026 and is for general informational purposes only. Confirm current rules and obligations with a qualified legal professional before making decisions.