The Residential Tenancies Act (RTA) is the law that governs rental agreements in Ontario, ensuring fair treatment for both landlords and tenants. Whether you’re renting out a property or leasing a unit, knowing your rights and responsibilities under the RTA can help you avoid disputes, protect your investment, and ensure compliance with the law.
In this guide, we’ll break down the key points of the RTA that every landlord and tenant should know.
1. Who Is Covered Under the Residential Tenancies Act?
Applies to:
- Private residential rental units (apartments, condos, houses, basement units, etc.)
- Long-term rental agreements (e.g., month-to-month, fixed-term leases)
Does NOT apply to:
- Commercial properties
- University and college residences
- Short-term rentals (e.g., Airbnbs, hotels, motels)
For more details, see Ontario’s official RTA guide.
2. Rental Agreements Must Follow the Standard Lease
As of April 30, 2018, landlords must use the Ontario Standard Lease Agreement for most residential tenancies. This document ensures both parties understand:
Key terms – Rent amount, payment terms, duration of lease
Responsibilities – Who pays for utilities, maintenance expectations
Rules on rent increases and termination
Download the Ontario Standard Lease Agreement.
3. Rent Increases: What’s Legal and What’s Not
Illegal rent increases: Landlords cannot raise rent more than once per year or exceed the government’s annual rent increase guideline.
Legal rent increases:
- 90 days’ written notice is required
- Must follow the annual rent increase guideline (e.g., 2.5% in 2024)
- Applies only to rent-controlled units (exemptions apply to some newer buildings)
Learn more about Ontario’s rent increase rules.
4. Tenant and Landlord Maintenance Responsibilities
Under the RTA:
Landlords MUST:
- Keep the unit in good repair (plumbing, heating, electrical systems must function properly)
- Provide adequate heating (minimum 20°C from September 1 to June 15)
- Maintain common areas (hallways, stairwells, elevators)
Tenants MUST:
- Keep the unit clean and undamaged (beyond normal wear and tear)
- Follow property rules (e.g., waste disposal, noise restrictions)
- Report maintenance issues to the landlord promptly
Ignoring maintenance issues can lead to disputes. Learn more about landlord maintenance obligations.
5. Security Deposits and Rent Payments
Illegal fees:
- Landlords cannot charge a security deposit beyond last month’s rent
- No pet deposits or key fees are allowed under the RTA
Legal rent deposits:
- Landlords can collect last month’s rent in advance
- Interest must be paid on last month’s rent deposit every 12 months
Find out more about Ontario’s rent collection rules.
6. Rules for Entering a Rental Unit
Landlords CANNOT enter without notice, except in emergencies.
Proper notice is required:
- 24 hours’ written notice for inspections, repairs, or showings
- Entry must occur between 8 AM and 8 PM
For more details, read Tenant Privacy Rights in Ontario.
7. Legal Evictions: When and How They Can Happen
Landlords must follow the Landlord and Tenant Board (LTB) eviction process and provide official notices. Common eviction notices include:
N4 – Non-Payment of Rent: Tenants have 14 days to pay before eviction proceedings start.
N5 – Tenant Causing Damage/Disturbance: Tenants have 7 days to correct the issue.
N12 – Landlord Moving In: Requires 60 days’ notice and compensation.
N13 – Demolition or Renovation: Requires 120 days’ notice and potential right to return.
Illegal evictions:
- Changing locks without an eviction order
- Threatening or harassing tenants to leave
Need help with an eviction? Read How to Handle an Eviction in Ontario.
8. Dispute Resolution Through the Landlord and Tenant Board (LTB)
If issues arise, both tenants and landlords can file a claim with the Landlord and Tenant Board (LTB). Common disputes include:
- Unpaid rent (landlords filing against tenants)
- Illegal eviction (tenants filing against landlords)
- Maintenance complaints
- Rent overcharges
To file a claim, visit the LTB application page.
Final Thoughts: Know Your Rights and Responsibilities
Understanding the Residential Tenancies Act helps both landlords and tenants avoid legal issues and foster positive rental relationships. Whether it’s rent increases, evictions, or maintenance, knowing what’s legal (and what’s not) can save you time, stress, and money.
For legal advice, contact Carson Frankum today.
