What Property Owners Should Know About Ontario Tenancy Rules

Most residential tenancies in Ontario are governed by the Residential Tenancies Act, 2006. The Act cannot be contracted out of: a lease term that conflicts with it is void.

The standard lease

Most private residential tenancies must use Ontario's standard form of lease. Additional terms may be added, but they cannot override the Act.

Deposits

A landlord may collect a rent deposit of no more than one month's rent (or one rental period, if shorter), which must be applied to the last month of the tenancy, and a refundable key deposit. Damage deposits are not permitted. Landlords must pay interest on the rent deposit annually, at the rate of the rent increase guideline.

Rent increases

Rent can generally be increased once every 12 months, with at least 90 days' written notice on the correct form. For most units, increases are limited to the annual provincial guideline: 2.1% for 2026. Units first occupied for residential purposes after November 15, 2018 are generally exempt from the guideline, but the 12-month and 90-day notice rules still apply.

Entry, maintenance and vital services

Landlords must keep units in a good state of repair and may not withhold vital services. Outside emergencies and limited exceptions, entry requires at least 24 hours' written notice, stating the reason, for a time between 8 a.m. and 8 p.m.

Ending a tenancy

A tenancy ends only in ways the Act permits, using prescribed notices. If a tenant does not leave, the landlord must apply to the Landlord and Tenant Board; only the Sheriff may enforce an eviction order. Changing locks or removing belongings without an order is unlawful.

Municipal rules

Some municipalities add their own requirements, such as rental licensing. These differ from city to city and should be checked locally.