HomeLife Miracle Realty Ltd., Brokerage
HomeLife Miracle Realty Ltd., Brokerage
Everything that comes up when renting in Ontario, explained in plain English: the Standard Lease, rent deposits, damage, the 2026 rent increase guideline, pets, landlord entry, repairs and ending a tenancy.
On this page
I usually reply the same day.
I'll be in touch shortly. For anything urgent, call or text 647-806-0747.
The Basics
Almost every residential tenancy in the province is covered by the Residential Tenancies Act, 2006, and disputes go to the Landlord and Tenant Board (LTB). The Act overrides anything in a lease that conflicts with it, so a clause that breaks the rules simply does not count, even if both sides signed it.
Houses, apartments, condos, basement units and rooms in shared houses are usually covered, whether you rent from a big company or a homeowner renting out a basement.
If you share a kitchen or bathroom with the owner or the owner’s immediate family, the Act generally does not apply. Student residences, hotels and some care homes and supportive housing also fall outside some or all of the rules.
Changes from Bill 60 and Bill 97 took effect in July and September 2026, including a shorter notice period for unpaid rent and new rules on own-use evictions. They are explained in the sections below.
Topic 1
Since April 30, 2018, most residential tenancies in Ontario must use the government’s Standard Form of Lease. It is a fill-in-the-blanks lease written in plain language, and it is the starting point for renting in Ontario the right way.
Names of the landlord and tenants, the address, the term, the rent and when it is due, what is included (utilities, parking, appliances), the rent deposit, tenant insurance, smoking rules and any additional terms both sides agree to.
You can add terms, such as no smoking or who handles snow removal, but any term that conflicts with the Residential Tenancies Act is void. For example, a “no pets” clause or a term requiring a damage deposit does not count.
A landlord has to give the tenant a copy within 21 days of the tenancy starting. If they do not, the tenant can ask in writing. If it still is not provided within 21 days of that request, the tenant can withhold one month’s rent, and does not have to pay it back if the lease is not provided within 30 days after that.
Many leases start with a one-year term. When it ends, the tenancy automatically continues month to month on the same terms. Tenants do not have to sign a new lease, and landlords cannot end the tenancy just because the term is over.
Topic 2
This is the only deposit most landlords are allowed to collect when renting in Ontario.
Topic 3
Damage deposits, security deposits and pet deposits are not allowed when renting in Ontario. That does not mean tenants are off the hook for damage. It just means the landlord has to go through the proper process.
Undue damage caused on purpose or through carelessness, by the tenant or their guests. Normal wear and tear, like faded paint or worn carpet after years of use, is not the tenant’s responsibility.
Ask the tenant to fix or pay for it. If that does not work, serve a Form N5 notice, which gives the tenant seven days to repair or pay for the damage, or apply to the LTB on Form L2 for the cost. Landlords can also apply against a former tenant within one year after they move out.
Walk through the unit together at move-in and move-out, write down the condition of each room and take dated photos. It is not required by law, but it settles most disputes. My free move-in and move-out inspection form makes this easy.
Many landlords require it in the Standard Lease, and it is worth having either way. It covers your belongings and your liability if, for example, a leak from your unit damages the one below.
Topic 4
Ontario sets a yearly cap on rent increases for most units. The guideline is 2.1% for increases taking effect in 2026, and the province has announced 1.9% for 2027.
Example: on $2,000 a month, the most a rent-controlled increase can be in 2026 is $42, for a new rent of $2,042.
Topic 5
Pets are one of the most misunderstood parts of renting in Ontario.
Under section 14 of the Residential Tenancies Act, a “no pets” clause in a lease is void. Once you are a tenant, the landlord cannot evict you simply for having a pet.
If the condo corporation’s declaration bans pets, that rule can be enforced against tenants in that building. Check the condo rules before you sign.
A landlord can apply to the LTB to end a tenancy if a pet causes damage, causes a serious allergic reaction for other tenants, or is a breed or species that is inherently dangerous.
At the application stage, a landlord can ask about pets and choose a different applicant. Be upfront, offer references from past landlords, and remember that service animals are protected under the Ontario Human Rights Code.
Topic 6
Tenants have a right to privacy, and landlords have a right to look after their property. The rules balance both.
Topic 7
Keep the unit and building in good repair and meet health, safety and housing standards, even if the tenant knew about a problem before moving in.
A landlord cannot shut off or interfere with heat, hydro, water or gas. Where no municipal bylaw applies, the provincial standard is a minimum of 20°C from September 1 to June 15.
Keep the unit reasonably clean, repair damage you or your guests cause, and report problems quickly, in writing if possible.
Put the request in writing and keep copies. Tenants can contact the city’s property standards department or apply to the LTB. Do not stop paying rent: as of September 21, 2026, a tenant who wants to raise repair issues at an unpaid-rent hearing must first pay 50% of the arrears.
Topic 8
Tenants can leave with proper notice. Landlords can only end a tenancy for reasons listed in the law, using the official LTB forms, and only the Sheriff can carry out an eviction after an LTB order.
Give at least 60 days’ written notice (Form N9), ending on the last day of a rental period, and not before the end of a fixed term. You can also agree in writing with the landlord to end it sooner. If you want to leave early, you can ask to assign the lease; if the landlord refuses, you can give 30 days’ notice.
Since September 21, 2026, the notice period for unpaid rent on monthly tenancies is 7 days instead of 14. Paying everything owed before the landlord files with the LTB cancels the notice.
A landlord can end a tenancy in good faith if they, a close family member or a caregiver will move in. The notice is 60 days with one month’s rent in compensation, or, since September 21, 2026, at least 120 days with no compensation. When a buyer of the home wants to move in, the 60-day notice and one month’s compensation still apply.
At least 120 days’ notice, usually with compensation, and in most renovation cases the tenant has the right to move back in at the same rent.
Topic 9
Good screening protects landlords, and clear rules protect tenants.
Income information, a credit check with your consent, references from employers and past landlords, and photo ID. A guarantor can be requested in some situations.
Landlords cannot refuse a tenant based on grounds protected by the Ontario Human Rights Code, such as race, religion, family status, disability, age, or receiving public assistance. They also cannot require your Social Insurance Number.
Good rentals in Cambridge and Waterloo Region can get several applications within a day. Have your documents ready before you book showings, using my rental application checklist.
I help landlords price, market and screen for their rentals, and I help tenants find the right place. See my rentals page for local listings and services.
Yes. The first month is your first rent payment, and the last month is the rent deposit, which is held for your final month and earns interest each year.
No. Damage, security and pet deposits are not allowed. The only exceptions are the last month’s rent deposit and a refundable key or fob deposit.
For most units first occupied before November 15, 2018, the limit is 2.1%, with 90 days’ written notice and at least 12 months since the last increase.
Not with a lease clause. “No pets” clauses are void under the Residential Tenancies Act, except where a condo declaration prohibits pets. A landlord can still ask about pets before choosing a tenant.
Yes, in most cases. If the Residential Tenancies Act covers the unit, the Standard Form of Lease applies, including basement and secondary units.
The Landlord and Tenant Board. Many issues can be solved with a written request first, and the LTB offers mediation as well as hearings.
Sources: Ontario: Guide to the Standard Lease · Ontario: Residential rent increases · Ontario: Renting in Ontario, your rights · Residential Tenancies Act, 2006 · Landlord and Tenant Board · Ontario Human Rights Commission
General information only, not legal, tax or financial advice. Rules change, so always confirm with the official sources above and with a lawyer, accountant or mortgage professional for your situation.
Common Situations
If you share a kitchen or bathroom with the owner, the Residential Tenancies Act usually does not apply, so get the terms of renting in writing. If you share only with other tenants, the Act generally does apply.
Landlords can sell a home with tenants in it. The tenancy continues with the new owner unless the buyer properly ends it to move in, using the correct LTB notice and paying compensation.
The rules on renting in Ontario still apply. Use the Standard Lease and collect rent the usual way so there is a clear record if anything changes.
Make sure the unit is legal, tell your insurer, and use the Standard Lease. Renting out a unit that does not meet the Fire Code can put both you and your tenant at risk.
Quick Checklist
Most problems with renting in Ontario come from skipped steps at the start. Run through this list before anyone signs.
Read the whole Standard Lease, ask what utilities are included, confirm the rent deposit is no more than one month, get tenant insurance, and do a move-in inspection with dated photos. Keep every receipt and every message in writing.
Use the Standard Form of Lease, collect only the rent deposit and a refundable key deposit, screen fairly under the Human Rights Code, confirm the unit is legal and insured as a rental, and keep 24-hour written notice forms ready for entry.
Ask for the condo rules before signing. Pet, parking, move-in and short-term rental rules in the declaration can apply to tenants, and the landlord should give the tenant a copy of the rules.
Ask whether the unit is a legal second unit with proper fire separation and exits. The same tenant rights apply in a basement as anywhere else when renting in Ontario.
Jeewan Sidhu, REALTOR®Usually replies the same day
Whether you are a landlord leasing a unit or a tenant searching in Cambridge, Kitchener, Waterloo or Guelph, I will help you do it properly. No pressure, no obligation.