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The RTA
Landlords & Tenants
The RTA
Explained
A plain-English guide to the rules that govern nearly every rental in Ontario, covering what landlords can and cannot do, what tenants are entitled to, and how the system actually works.
2026 rent increase guideline: 2.1% · 24 hours written notice required for entry · Units occupied after Nov 15, 2018 are exempt from rent control
01
The Basics
What the RTA Covers and Who Enforces It
Ontario's Residential Tenancies Act (RTA) is the provincial law that governs the relationship between landlords and tenants in most residential rental situations. It sets out the rights and responsibilities of both parties, establishes the rules for rent increases, and creates the process for resolving disputes.
The Landlord and Tenant Board (LTB) is the tribunal that administers the RTA. It handles applications from both landlords (to evict tenants, collect arrears, or address damage) and tenants (to dispute rent increases, seek repairs, or claim compensation). LTB decisions are legally binding and enforceable by the court system.
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Covered by the RTA Most residential rental units in Ontario: apartments, condos, houses, basement suites, and rooms where the tenant does not share a kitchen or bathroom with the landlord.
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Shared Accommodation Exemptions If a tenant shares a kitchen or bathroom with the landlord (the owner of the property), that tenancy is generally exempt from most RTA protections. The exemption is narrower than many people assume: renting a room in a house where the landlord does not live is still covered.
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Other Exemptions Short-term accommodations (hotels, motels), seasonal or vacation properties, some university and college residences, and certain commercial properties with a residential component may fall outside the RTA. The LTB is the authority on whether a specific tenancy qualifies.
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Lease vs. Month-to-Month A fixed-term lease (typically one year) automatically converts to a month-to-month tenancy at the end of the term under the RTA. The tenant does not have to sign a new lease to stay, and the landlord cannot force them to leave simply because the original term has ended.
The Standard Lease
Ontario has a mandatory standard lease form that must be used for most residential tenancies. If a landlord does not provide the standard lease within 21 days of a tenant's written request, the tenant may withhold one month's rent. Landlords cannot add clauses that conflict with the RTA, as those clauses are void even if both parties sign them.
02
For Landlords
Landlord Rights and Obligations Under the RTA
Being a landlord in Ontario carries significant legal obligations. The RTA is a tenant-protective statute, which means the burden of compliance falls heavily on the landlord. Understanding the rules before a tenancy begins is far less expensive than learning them through an LTB proceeding.
Maintain the Unit in a Good State of Repair
A landlord must keep the rental unit and building in a good state of repair, compliant with health, safety, and property standards, regardless of the age of the building, the terms of the lease, or whether the tenant knew about the disrepair before moving in. This is not negotiable and cannot be contracted away.
Give 24 Hours Written Notice Before Entering
A landlord must provide at least 24 hours written notice before entering a rental unit. The notice must state the reason for entry and a specific time between 8am and 8pm. Exceptions exist for genuine emergencies. Entry without proper notice is a violation of the tenant's right to quiet enjoyment and can result in an LTB application against the landlord.
Security Deposits Are Limited to Last Month's Rent
A landlord may collect a last month's rent deposit before or at the start of a tenancy, up to one month's rent. That is the only deposit permitted under the RTA. Damage deposits, pet deposits, and key deposits (beyond a nominal amount for a physical key) are illegal. The landlord must also pay annual interest on the last month's rent deposit at the rent increase guideline rate.
Rent Increases Require Proper Notice
A landlord must give at least 90 days written notice of a rent increase using Form N1, and can only raise rent once every 12 months. For units subject to rent control, the increase cannot exceed the provincial guideline. There are no exceptions to the 90-day notice requirement, even if both parties agree verbally to a different arrangement.
No Harassment, Interference, or Illegal Eviction
A landlord cannot harass a tenant, interfere with their reasonable enjoyment of the unit, withhold or deliberately interfere with vital services (heat, hydro, water), or attempt to evict a tenant without an LTB order. Changing the locks, removing the tenant's belongings, or shutting off utilities are illegal eviction tactics and carry serious penalties under the RTA.
03
For Tenants
Tenant Rights and Protections Under the RTA
The RTA provides tenants with strong protections around security of tenure, the right to quiet enjoyment, and protection from illegal eviction. These rights come alongside corresponding obligations. A tenancy works best when both parties understand and respect both sides of the ledger.
Security of Tenure
A tenant in Ontario cannot be evicted without a valid reason recognized by the RTA and a formal LTB order. A landlord cannot simply ask a tenant to leave at the end of a lease term, refuse to renew, or decide they want the unit back without going through the proper legal process. Security of tenure is one of the strongest protections in Ontario tenancy law.
Right to Quiet Enjoyment
A tenant has the right to reasonable enjoyment of the rental unit and the building. This means the landlord cannot enter without proper notice, harass the tenant, interfere with their guests, or take actions designed to make the unit uncomfortable enough that the tenant leaves voluntarily. Harassment by a landlord is a violation of the RTA and grounds for an LTB application.
No-Pet Clauses Are Not Enforceable
A clause in a lease prohibiting pets is void under the RTA. A landlord cannot evict a tenant solely for having a pet. However, a landlord can still seek eviction if a specific pet is causing damage, allergic reactions in others in the building, or significant interference with others' reasonable enjoyment. The pet itself is not the issue; the impact of the pet is.
Tenant Obligations: Cleanliness and Care
Tenants are responsible for maintaining ordinary cleanliness of the unit and for repairing damage caused by themselves, their guests, or their pets, beyond normal wear and tear. Tenants must also pay rent on time, not interfere with the reasonable enjoyment of others in the building, and not use the unit for illegal purposes.
Illegal Eviction Is a Serious Offence
A landlord who changes the locks, removes a tenant's belongings, shuts off utilities, or physically removes a tenant without an LTB eviction order is committing an illegal eviction. Tenants in this situation can apply to the LTB for emergency relief, reinstatement of services, and significant compensation. The penalties for illegal eviction under the RTA can be substantial.
04
Rent Control
Rent Increases: What the Rules Actually Say
Ontario's rent increase rules are frequently misunderstood by both landlords and tenants. The short version: most units are subject to the provincial guideline, but a significant number of newer units are not, and the process for raising rent is more specific than most people realize.
The 2026 Rent Increase Guideline
The Province of Ontario has set the rent increase guideline at 2.1 percent for 2026. This is the maximum a landlord can raise rent in a 12-month period for units subject to rent control, without applying for an Above Guideline Increase. For more detail on what the guideline covers and how it is calculated, see our post on the Rent Guideline Rate for 2026.
90 Days Written Notice Is Required
A landlord must give at least 90 days written notice of a rent increase before it takes effect, using the official Form N1. The increase can only happen once every 12 months. If proper notice is not given, the increase is void regardless of what the lease says. There is no shortcut or workaround to the 90-day requirement.
Units Occupied After November 15, 2018 Are Exempt
Units that were first occupied for residential purposes after November 15, 2018 are exempt from the rent increase guideline. Landlords of these units can raise rent by any amount with proper 90-day notice. This includes most new condo units, purpose-built rental buildings completed after that date, and newly created secondary suites. The exemption is based on the date the unit was first occupied, not when the current tenancy started.
Above Guideline Increases Require an LTB Application
For units subject to rent control, a landlord who wants to raise rent above the guideline must apply to the LTB for an Above Guideline Increase (AGI). These are granted in limited circumstances: extraordinary increases in municipal taxes, significant capital expenditures that benefit tenants, or operating cost increases beyond the landlord's control. Tenants can dispute an AGI application.
Rent Resets Between Tenancies
When a tenant vacates a unit, the landlord can set the rent for the next tenant at any amount, regardless of what the previous tenant was paying. Rent control applies to the sitting tenant, not the unit itself. This means landlords of older units have a financial incentive to encourage turnover, which is one of the ongoing tensions in Ontario's rental market.
05
Ending a Tenancy
Notices, Valid Grounds, and the LTB Process
Ending a tenancy in Ontario is a formal legal process. A landlord cannot simply tell a tenant to leave. The RTA sets out specific grounds for termination, specific notice forms, and a specific process through the LTB. Understanding this process matters whether you are the landlord serving the notice or the tenant receiving it.
N4
Non-Payment of Rent
If a tenant fails to pay rent on time, the landlord can serve an N4 notice giving the tenant 14 days to pay the full amount owing or vacate. If the tenant pays in full within that period, the notice is void. If not, the landlord can apply to the LTB for an eviction order. A tenant who pays arrears before the LTB hearing can often still stop the eviction.
N5
Interference, Damage, or Overcrowding
An N5 notice is used when a tenant is substantially interfering with others' reasonable enjoyment of the building, causing or allowing damage beyond normal wear and tear, or overcrowding the unit. A first N5 gives the tenant 7 days to correct the issue. If they do, the notice is void. A second N5 within 6 months for the same or similar issue gives the landlord grounds to apply to the LTB without the correction opportunity.
N12
Landlord or Purchaser Requires the Unit
An N12 can be served if the landlord, their spouse, child, parent, or caregiver genuinely needs to occupy the unit, or if a purchaser of the property intends to occupy it. The notice requires at least 60 days and must expire on the last day of a rental period. The landlord must pay the tenant one month's rent as compensation. Bad-faith N12 evictions, where the landlord evicts but does not actually move in, carry significant penalties.
LTB
The LTB Hearing Process
If a tenant does not comply with a notice or disputes it, the landlord must apply to the LTB and attend a hearing. Both parties present their case. The LTB issues a binding order. If the order is for eviction and the tenant does not leave, the landlord must file the order with the Court Enforcement Office. A Sheriff enforces the eviction. Landlords cannot physically remove a tenant themselves at any stage of this process.
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Tenant's Right to Dispute
A tenant who receives an eviction notice has the right to dispute it at the LTB hearing. They can raise defences, request relief from eviction on the basis of circumstances, and in some cases have an eviction order voided by paying arrears. Tenants who believe a notice was served in bad faith (particularly N12 notices) can also apply for compensation after the fact if the landlord did not move in as stated.
Tenant Ending the Tenancy
A tenant can end a month-to-month tenancy by giving 60 days written notice (using Form N9), expiring on the last day of a rental period. For a fixed-term lease, a tenant can generally only end early with the landlord's agreement or in specific circumstances such as domestic violence. A tenant cannot simply walk away from a lease without potential liability for rent until a replacement tenant is found or the term ends.
06
Common Questions
FAQ: The RTA in Ontario
Does the RTA apply to basement apartments in Toronto?
Yes, in most cases. The RTA covers most residential rental units in Ontario, including basement apartments and secondary suites, provided the landlord does not share a kitchen or bathroom with the tenant. If you rent a room and share a kitchen or bathroom with the landlord, the unit may be exempt from the RTA. When in doubt, the LTB is the authority on whether a specific tenancy qualifies.
Can a landlord in Ontario increase rent by any amount they want?
Only for units first occupied for residential purposes after November 15, 2018. Those units are exempt from Ontario's rent increase guideline and the landlord can increase rent by any amount, with proper 90-day written notice using Form N1. For all other units, the annual increase is capped at the provincial guideline, which is 2.1 percent for 2026. Increases above the guideline for covered units require an AGI application to the LTB.
How much notice does a landlord need to give before entering a rental unit in Ontario?
At least 24 hours written notice, stating the reason for entry and a specific time between 8am and 8pm. There are limited exceptions for genuine emergencies or same-day tenant consent. Repeated or unauthorized entry can be considered harassment and grounds for an LTB application by the tenant.
What is an N12 notice and when can a landlord use it?
An N12 is a Notice to End a Tenancy Because the Landlord, a Purchaser, or a Family Member Requires the Unit. A landlord can serve an N12 if they, their spouse, child, parent, or caregiver genuinely needs to occupy the unit, or if the property has been sold and the purchaser intends to occupy it. It requires at least 60 days notice and one month's rent in compensation. Bad-faith N12 evictions carry significant penalties under the RTA.
What can a tenant do if their landlord is not making required repairs?
Put the repair request in writing to the landlord first, and keep a copy. If the landlord does not respond or refuses, the tenant can file a T6 application with the LTB. The LTB can order the landlord to complete the repairs, reduce the rent, or pay compensation. For urgent health or safety issues, the City of Toronto's Municipal Licensing and Standards can also conduct a property standards inspection.
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