Leasing in Ontario | Guide for Landlords and Tenants
Updated: March 2026
Written by the Keith & Françoise Real Estate Team, Ontario Realtors®, with experience helping tenants, landlords, and investors understand how Ontario’s Residential Tenancies Act applies to real-world leasing situations across the GTA and Niagara Region.
Ontario’s Residential Tenancies Act protects both tenants and landlords, but the rules are specific and the consequences of getting them wrong are real. Whether you’re renting your first apartment in Brampton or listing a basement suite in St. Catharines, understanding the standard lease, your rights, and the 2026 changes under Bill 60 is not optional.
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Ontario’s Residential Tenancies Act (RTA) governs leasing across the province. Whether you’re renting a detached house in Mississauga, a condo in downtown Toronto, or a townhouse in Niagara Falls, the same rules apply. The RTA sets out what landlords can and cannot do, what tenants are entitled to, and how the Landlord and Tenant Board (LTB) resolves disputes.
Our team works with tenants and landlords across the GTA and Niagara Region every week. We help tenants find the right rental, review lease terms before signing, and make sure landlords meet their legal obligations. This guide covers everything you need to know about leasing in Ontario, from the standard lease to the recent changes under Bill 60.
How Leasing Works in Ontario
The RTA governs most residential tenancies in Ontario. That includes apartments, houses, condos, basement suites, and rooms in a shared house, with a few exceptions. Commercial leases, co-operative housing (in most cases), and situations where you share a kitchen or bathroom with the landlord are not covered.
The leasing process typically follows this path: find a listing, submit an application, go through screening, sign the Ontario Standard Lease, pay first and last month’s rent, and move in. It sounds simple, but each step has rules that protect both parties.
What types of rentals are covered by the RTA?
The RTA covers most private residential rental units in Ontario: single-family homes, condos, apartments, basement suites, and rooms. It does not cover care homes, mobile home park land leases, or most social housing. Units where you share a kitchen or bathroom with the owner are also excluded. If you’re unsure about coverage, the Landlord and Tenant Board can help.
Ontario’s Standard Lease
Ontario requires landlords to use the government’s Standard Lease form for most new tenancies signed on or after April 30, 2018. The lease covers rent amount, payment due date, lease length, and each party’s responsibilities.
Landlords must provide a signed copy within 21 days of signing. If a landlord refuses after a written request from the tenant, the tenant may withhold one month’s rent. This is a legal remedy under the RTA, not a penalty.
Any clause that contradicts the RTA is void, even if both parties signed it. A “no pets allowed” clause, for example, is unenforceable in most Ontario rentals. Condos with no-pet rules in their declaration are the exception. Our guide to illegal lease clauses in Ontario covers the most common unenforceable terms.
What should tenants check before signing?
Read every section of the lease before signing. Confirm the rent amount, payment method, and due date. Check whether utilities are included or separate. Verify the start date and duration. Pay close attention to the additional terms section. That is where landlords sometimes add unenforceable clauses.
If anything looks off, ask questions before you sign. Our team reviews lease terms with every tenant client before closing. For a deeper look at what holds up legally, see our guide on Ontario lease clauses that hold up at the LTB.
Tenant Rights in Ontario
Ontario tenants have strong legal protections under the RTA. These rights cannot be waived in a lease, and any clause that attempts to waive them is void.
Every tenant in Ontario has the right to a safe, well-maintained home. The landlord must keep the unit in good repair and meet all health, safety, housing, and maintenance standards. Privacy is also protected: except in emergencies, a landlord must give at least 24 hours’ written notice before entering the unit. Entry is only permitted between 8 a.m. and 8 p.m. Tenants also have the right to reasonable enjoyment of the unit without interference.
Landlords cannot shut off essential services like heat, water, or electricity, even if rent is overdue. Changing the locks without providing a new key is also prohibited. Harassment or interference designed to pressure a tenant into leaving violates the RTA.
For a detailed breakdown, read our article on tenant rights and landlord obligations in Ontario.
Can a landlord refuse to rent to you because of your income level?
A landlord can ask about your income during the application process. However, the Ontario Human Rights Code prohibits blanket rent-to-income ratios as automatic disqualifiers. A landlord cannot reject you simply because your income is less than three times the rent. They must weigh income alongside credit history, rental references, and other factors. Rejecting applicants solely on income ratio could constitute discrimination.
Landlord Obligations
Landlord obligations go beyond collecting rent. The RTA requires landlords to maintain the unit in good repair, comply with municipal property standards, and keep the unit fit for habitation. That means working heating, plumbing, and electrical systems at all times.
Landlords must provide the standard lease and give 24 hours’ written notice before entering the unit (except in emergencies). The annual rent increase guideline applies, and rent cannot go up more than once every 12 months.
Specific rules govern when and how landlords can show the property. Different provisions apply depending on whether the landlord is selling the unit or the tenant has given notice to move. Our guide on landlord access and showings during a tenancy covers the exact rules.
Rent Deposits, Fees, and What Landlords Cannot Charge
A landlord can collect a rent deposit equal to one month’s rent. This is commonly called “last month’s rent.” The landlord must pay interest on this deposit every year, based on the rent increase guideline.
A landlord can also ask for a key deposit, but it cannot exceed the actual cost of replacing the key.
That’s it. No other deposits are legal in Ontario. Security deposits, damage deposits, pet deposits, cleaning fees, application fees, and move-in fees all violate the RTA. If a landlord asks for any of these, they are breaking the law.
What if a landlord asks for a deposit that is not allowed?
If your landlord collected an illegal deposit, file an application with the LTB to get it back. This covers damage deposits, cleaning deposits, and non-refundable application fees. The LTB can order the landlord to return the money. We see this happen regularly in the GTA rental market.
Rent Increases and Rent Control
The Ontario rent increase guideline for 2026 is 2.1%. That is the maximum a landlord can raise rent without LTB approval. The province publishes the guideline annually based on the Ontario Consumer Price Index.
Rent can only go up once every 12 months. The landlord must give at least 90 days’ written notice using the official Form N1. No increase can take effect until 12 months after the last increase or the start of the tenancy.
Which units are exempt from rent control?
Units first occupied after November 15, 2018, are exempt from rent control. The landlord can raise rent by any amount with 90 days’ notice and no more than once per year. New basement apartments and additions completed after that date are also exempt. If you’re renting a newer build in Mississauga or a converted unit in Hamilton, check whether this exemption applies before signing.
Landlords can apply for an above-guideline increase through the LTB. Qualifying reasons include significant capital improvements or substantial increases in municipal taxes or utility costs. Even with approval, the increase caps at 3% above the guideline per year (maximum 5.1% in 2026). The full rules are on Ontario.ca’s rent increase page.
The Tenant Screening Process
Tenant screening typically involves a credit check, employment and income verification, and references from previous landlords. Landlords can request this information, but the law limits what they can ask and how they use it.
A credit check requires your written consent. Both TransUnion and Equifax classify rental credit checks as soft inquiries, so they won’t affect your score. Landlords can ask for proof of income but cannot use a strict rent-to-income ratio as an automatic disqualifier.
Questions about race, religion, family status, sexual orientation, disability, or receipt of public assistance are off limits. The Ontario Human Rights Code protects these grounds. Refusing to rent based on any of these factors is discrimination.
For a full breakdown of what to expect and how to prepare, read our guide on tenant screening in Ontario.
Bill 60 and What Changed in 2025-2026
Bill 60 (the Fighting Delays, Building Faster Act) passed on November 24, 2025. It introduced significant changes to Ontario’s Residential Tenancies Act that affect both tenants and landlords.
What changed for tenants under Bill 60?
The grace period for non-payment of rent is now shorter. If a landlord issues an N4 notice for unpaid rent, the tenant has 7 days to pay (down from 14). The window to appeal an eviction order dropped from 30 days to 15 days.
For N12 notices (where a landlord claims the unit for personal use), landlords who give at least 120 days’ notice no longer have to pay one month’s rent in compensation. Tenant advocacy groups have criticized this change.
The bill also limits a tenant’s ability to raise new issues at a rent arrears hearing. A tenant who wants to introduce new matters must first pay at least 50% of the identified arrears.
These changes make it critical for tenants to respond quickly to any notices. Our article on N12 notices in Ontario explains exactly what to do if you receive one.
How Leases End in Ontario
A fixed-term lease in Ontario does not simply end when the term expires. The tenancy automatically converts to a month-to-month arrangement on the same terms. No new lease is required, and the landlord cannot force the tenant to leave just because the original term has ended.
How can a tenant or landlord end a lease?
A tenant can end a month-to-month tenancy by giving 60 days’ written notice. The termination date must fall on the last day of a rental period. A landlord can only end a tenancy for specific reasons: personal use (N12), demolition or major renovation (N13), persistent late payment (N8), or cause such as illegal activity or serious damage.
Both parties must use the correct LTB forms. Verbal agreements or informal emails do not legally end a tenancy. For the full details, see our guide on how residential leases end in Ontario.
Leasing a Condo in the GTA and Niagara
Condo leasing adds an extra layer of rules. Beyond the RTA, condo tenants must follow the corporation’s declaration, bylaws, and rules. These often include restrictions on pets, noise, common area use, and move-in procedures.
A condo corporation cannot evict a tenant directly. However, it can fine the unit owner for rule violations, and those fines create friction between landlord and tenant. Always ask for a copy of the condo rules before signing. If the landlord won’t provide them, that is a red flag.
Condo leasing is one of the most active segments of the GTA rental market. In Niagara, inventory is smaller but growing, particularly in St. Catharines and Niagara Falls. Our guide to renting a condo in Ontario covers the specific rules for condo tenants.
Why Work with an Agent for a Lease?
Most tenants assume they don’t need a real estate agent to find a rental. And for a simple apartment search, that might be true. But in a competitive rental market like the GTA, an agent can make the difference between landing the right unit and losing it to someone else.
Our team helps tenants with more than just the search. Every lease gets a full review to make sure nothing is unenforceable or unfair. That includes verifying the landlord is using the Ontario Standard Lease and checking that deposits are within legal limits. If something goes wrong after you’ve moved in, we’re a phone call away.
Across the GTA and Niagara Region, our team actively handles lease transactions. Many of our tenant clients are relocating for work, downsizing from a home they’ve sold, or renting while they wait to buy. For landlords, we handle tenant screening, lease preparation, and the full listing process.
Whether you’re looking at a rental in Brampton, a condo lease in Oakville, or a house in St. Catharines, we can help you get it done right.
Ontario Leasing Frequently Asked Questions
In most cases, no. “No pets” clauses are unenforceable under the RTA for the majority of Ontario rentals. The exception is condos where the condo corporation’s declaration prohibits pets. A landlord can evict a tenant if their pet causes damage, allergies to other tenants, or serious disturbances, but they cannot reject an applicant or evict a tenant simply for having a pet.
The tenancy continues. A new owner inherits the existing lease and all obligations under the RTA. The new owner cannot raise rent outside the guideline, change the lease terms, or evict the tenant just because they purchased the property. The only exception is an N12 notice if the new owner genuinely intends to move into the unit.
A tenant can request to sublet or assign, and the landlord cannot unreasonably refuse. If the landlord refuses without a valid reason or doesn’t respond within 7 days, the tenant can give 30 days’ notice to end the tenancy. Subletting means the original tenant plans to return; assignment means the new person takes over permanently.
Wait times at the Landlord and Tenant Board vary significantly. As of early 2026, the LTB backlog means most hearings take several months to schedule after an application is filed. Bill 60 aims to reduce delays, but tenants and landlords should expect the process to take longer than the statutory timelines suggest.
Yes. Under the RTA, landlords must maintain the unit in a good state of repair, which includes dealing with pest infestations like cockroaches, bedbugs, and rodents. The tenant must cooperate with treatment, but the landlord bears the cost and the responsibility for arranging it.
A landlord can include a renters insurance requirement as an additional term in the standard lease, and this clause is generally enforceable. Renters insurance protects the tenant’s belongings and provides liability coverage. Many GTA landlords now require it, and policies typically cost $20 to $40 per month.
Keith & Françoise Real Estate Team
eXp Realty Brokerage · GTA & Niagara Region
Keith Goldson, Broker, and Françoise Pollard, Sales Representative, work with tenants and landlords across the Greater Toronto Area and Niagara Region. Our team handles lease transactions weekly, reviewing lease terms, verifying compliance with the RTA, and helping tenants find the right rental at the right price. We specialize in life-transition real estate, including leasing for clients who are downsizing, relocating, or navigating a separation.
Market conditions, pricing strategies, and buyer competition vary by location, property type, and timing. This guide reflects our experience working with buyers and sellers across Ontario, particularly in the GTA and Niagara Region. For advice specific to your situation, speak with a qualified real estate professional before making decisions.