Leasing in Ontario | Guide for Landlords and Tenants
Updated: January 2026
Answer Box
Leasing a residential property in Ontario involves more than filling out a lease form. From screening practices to permitted deposits, enforceable clauses, rent control rules, and condo restrictions, the details matter. When a lease is structured properly from the start, both landlords and tenants reduce risk and avoid disputes later.
Who This Guide Is For
This guide is designed for Ontario landlords and tenants, including newcomers to Canada and clients leasing as part of a broader real estate plan. Rather than focusing on theory, it reflects how residential leasing works in practice across Ontario.
Overall, the goal is clarity before a lease begins, not conflict after it is signed.
Our Role as Realtors®
As Realtors®, we help landlords and tenants structure residential leases using Realtor® forms together with the Ontario Standard Form of Lease. Our role focuses on risk reduction, practical guidance, and ensuring expectations are documented clearly before a tenancy starts.
Because Realtors® are not legal advisors, any situation involving enforcement, interpretation of the law, or disputes should be reviewed with a qualified legal professional.
Realtor® Forms Used in Ontario Leasing
Residential leases handled through a Realtor® follow a structured process. Ontario real estate boards provide standardized forms that help document agreed-upon terms, deposits, and conditions in a clear and consistent way.
How Realtor® Forms Work With the Standard Lease
Realtor® forms document the transaction between the parties. However, the Ontario Standard Form of Lease governs the tenancy itself. If any inconsistency arises, the Residential Tenancies Act and the Standard Lease always prevail.
Ontario Standard Form of Lease
Most residential tenancies in Ontario must use the Ontario Standard Form of Lease. This government-issued document establishes the legal framework for rent, term length, services, maintenance responsibilities, and tenant rights.
The Province of Ontario provides the official guide here: Ontario Standard Form of Lease .
If a clause conflicts with the Standard Lease or the Residential Tenancies Act , it is unenforceable.
Schedule A and Additional Clauses
Landlords often add Schedule A clauses to address property-specific issues such as utilities, snow removal, condo rules, or alteration requests. When drafted properly, these clauses clarify expectations without removing legal rights.
By contrast, clauses that attempt to shift core landlord obligations or limit tenant protections frequently fail at the Landlord and Tenant Board.
Tenant Screening in Ontario
In Ontario, landlords may screen tenants as part of the application process. However, screening must be applied consistently, reasonably, and without discrimination.
Many landlords use third-party tools such as SingleKey, FrontLobby, or OpenRoom to support screening decisions. Even so, these tools should complement judgment rather than replace it.
Documents Landlords Request and What Tenants Provide
Landlords typically request credit information, proof of income, employment confirmation, government-issued identification, and rental references. At the same time, tenants should provide only reasonable documentation that supports the rent amount.
Deposits and Rent Payments
Ontario law strictly limits deposits. As a result, most residential leases include first month’s rent, last month’s rent, and a key deposit equal to replacement cost.
In contrast, damage deposits, pet deposits, and mandatory post-dated cheques are generally prohibited.
Upfront Rent and Newcomers to Canada
Landlords cannot require rent beyond first and last month. In practice, some newcomers to Canada voluntarily offer additional rent upfront when Canadian credit history is limited.
To remain compliant, the tenant must initiate the offer, the lease cannot require it, and the agreement should document the payment as voluntary and separate.
Rent Control and Exemptions
Rent control depends on when a unit was first occupied for residential use. Because of this, both landlords and tenants should understand whether annual rent increase limits apply before signing a lease.
Lease Clauses That Hold Up vs Get Struck
The Landlord and Tenant Board reviews lease clauses when disputes arise. Clauses that clarify responsibility often hold up, while clauses that remove statutory rights typically do not.
Official guidance and decisions are available directly from the Landlord and Tenant Board of Ontario .
Pets and Condo Rentals
In most non-condominium rentals, Ontario law prevents landlords from banning pets. That said, condominium corporations operate under a separate legal framework.
Because of this, condo bylaws may restrict or prohibit pets, and those rules override the lease.
Condo Leasing: The Extra Layer
Condo tenants must comply with the condo’s declaration, bylaws, and rules. These requirements apply even when they are not attached to the lease agreement.
Snow Removal and Lawn Care
Under Ontario tenancy rules, landlords remain responsible for property maintenance, including snow removal and lawn care.
In some arrangements, tenants handle routine tasks by agreement. When this occurs, the lease should clearly define scope, timing, and expectations.
Maintenance vs Damage
Landlords are responsible for maintenance and normal wear and tear. In contrast, tenants are responsible for damage caused by misuse or negligence.
Utilities and Metering
Utility arrangements should be clear. Leases should specify whether utilities are separately metered or shared and explain how costs are allocated.
Basement Apartments
Basement units vary widely. Landlords should confirm zoning compliance, safety standards, and insurance coverage, while tenants should ask questions before signing.
Insurance
Landlords should require tenant insurance. While tenant insurance covers personal belongings and liability, it does not replace landlord insurance.
Assignment and Subletting
Tenants may request assignment or subletting. Rather than relying on blanket refusals, landlords should follow the proper legal process.
How Leases End
A lease does not automatically end when the fixed term expires. Instead, most tenancies continue month to month unless proper notice is given.
Leasing as Part of a Bigger Plan
Many people lease as a transition, such as renting before buying or leasing between home sales. Because lease terms can affect future flexibility, alignment with the next step matters.
These guides may also be helpful:
- First-Time Home Buyer Guide in Ontario
- The Complete Guide to Downsizing in Ontario
- Selling a Home in Ontario
- Ontario Divorce Real Estate Guide
Why Writing the Lease Together Matters
When landlords and tenants review clauses together and discuss responsibilities upfront, tenancies tend to run more smoothly and disputes become far less common.
Frequently Asked Questions
Most residential tenancies in Ontario must use the Standard Form of Lease. It sets the legal framework for rent, term, services, and rights. If other documents conflict with it, the Standard Lease and Ontario tenancy rules prevail.
Realtor® forms document and structure the leasing transaction. The Ontario Standard Form of Lease governs the tenancy itself. If there’s a conflict, the Standard Lease and Ontario tenancy rules prevail.
Commonly permitted amounts include first month’s rent, last month’s rent, and a key deposit equal to replacement cost. Other deposits like damage deposits or pet deposits are generally not permitted.
A landlord cannot require it. In practice, some tenants voluntarily offer upfront rent, especially newcomers to Canada with limited credit history. If offered, it should be tenant-initiated and documented separately as voluntary.
In most non-condo rentals, blanket no-pet clauses are often unenforceable. Condo rules can restrict or prohibit pets, and condo bylaws override the lease.
Under Ontario tenancy rules, landlords are responsible for property maintenance, including snow removal and lawn care. In some situations, tenants handle routine tasks, but expectations should be written clearly in Schedule A and discussed upfront.
Often, no. Many tenancies continue month to month after the fixed term. Proper notice is required to end a tenancy.
Next Steps
Thinking About What Comes After This Lease?
Many leasing clients go on to buy, sell, or invest within the next one to two years. The way a lease is structured today can affect what options are available later.
If you are leasing as part of a transition, we can help you plan ahead so your next move is not limited by the agreement you are signing now.
Professional boundary note: This guide reflects common Ontario leasing practices from a Realtor® perspective. For disputes, enforcement, or complex tenancy issues, legal advice should be obtained.