What changed in 2026
Amendments to the Residential Tenancies Act, 2006 (RTA) from Bill 60 (Fighting Delays, Building Faster Act, 2025) and Bill 97 (Helping Homebuyers, Protecting Tenants Act, 2023) came into force in two stages. Anyone using an old template or relying on older advice should re-check every deadline.
| In force | Change |
|---|---|
| July 1, 2026 | A request to review an LTB order must now be filed within 15 days after the order is issued (previously 30). The LTB may extend the time where it considers it just. |
| July 1, 2026 | New RTA s. 36.1: where the landlord does not supply air conditioning, a tenant may install a window or portable air conditioner after notifying the landlord in writing, if it is installed safely and securely, causes no damage and complies with by-laws (a landlord may prohibit it only in prescribed circumstances). If the landlord supplies electricity, the rent may be increased by no more than the actual electricity cost (or a reasonable estimate), and the increase must be removed when the unit is not used for the season or is removed. |
| September 21, 2026 | The N4 notice period for non-payment of rent is 7 days (previously 14) for notices given on or after this date. |
| September 21, 2026 | N12 (landlord's own use): if the notice gives at least 120 days, the one month's rent compensation is no longer required. The landlord or other specified person must normally move in within 60 days of the termination date in the notice; otherwise bad faith is presumed in a T5 application, though the landlord can rebut it. |
| September 21, 2026 | New definition of persistent late payment (N8): paying more than 7 days late on at least three occasions in six months can qualify. |
| September 21, 2026 | For rent arrears applications filed on or after this date, a tenant who wants to raise other issues (such as maintenance) at the hearing must pay the landlord directly 50% of the claimed arrears at least 7 days before the hearing and keep a receipt, in addition to giving the landlord and the LTB a written description of the issues. |
| September 21, 2026 | Eviction orders: if the landlord does not agree, the LTB may delay an eviction only if delay would not be unfair to the landlord or other tenants and there are compelling reasons (for N12 and N13, only the first test applies). |
| September 21, 2026 | N13 renovation tenants: new notification duties for the landlord and at least 60 days to exercise the right of first refusal once the unit is ready. |
| November 30, 2026 | The LTB will stop accepting old versions of the N5, N6, N8, N12, N13, L1, L2, L9, L10 and T5 forms. Use the current form from the LTB website. |
Does the RTA apply to your rental?
The RTA covers most residential rental units in Ontario, including basement apartments, condominium units, rooms in rooming houses and many units in houses. It does not cover every living arrangement. Important exclusions include:
- accommodation where the occupant shares a kitchen or bathroom with the owner or certain members of the owner's family who live there;
- seasonal or temporary accommodation, such as hotels, motels and vacation rentals;
- many student residences, emergency shelters and some care facilities (others are covered by special rules);
- commercial premises, which are governed by different law.
Co-operative housing members, care home residents and social housing tenants are covered with special rules. If the RTA does not apply, the dispute may belong in Small Claims Court or another forum, and LTB notices have no effect.
Leases, deposits and rent increases
The Standard Lease
Most written tenancies that began on or after April 30, 2018 must use Ontario's Standard Form of Lease. The landlord must give the tenant a signed copy within 21 days after the tenant signs it. If a required standard lease was not used, the tenant may demand one in writing; if the landlord does not provide it within 21 days, the tenant may withhold up to one month's rent, and if the landlord still has not provided it within 30 days after the first withheld payment, the tenant does not have to repay it (RTA s. 12.1). Care homes, mobile home parks and land lease communities, most social and supportive housing and co-operative housing are exempt.
Deposits
A landlord may collect a rent deposit of no more than one rental period (usually one month's rent), to be applied to the last month. Interest on it is owed each year at the guideline rate. A refundable key deposit is allowed. Damage deposits are not permitted.
Rent increases
Rent can normally be increased once every 12 months, with at least 90 days' written notice on the approved form. For most units the increase cannot exceed the annual guideline: 2.1% for 2026 and 1.9% for 2027. Units first occupied for residential purposes after November 15, 2018 are generally exempt from the guideline, but the 12-month and 90-day rules still apply. A landlord may apply for an Above Guideline Increase (AGI) in limited circumstances.
Notices to end a tenancy
A notice does not end a tenancy by itself and does not require the tenant to leave. If the tenant does not move out or fix the problem, the landlord must apply to the LTB, and only an LTB order enforced by the Sheriff can remove a tenant.
| Notice | Ground | Minimum notice | Can the tenant void it? |
|---|---|---|---|
| N4 | Non-payment of rent | 7 days for notices on or after Sept. 21, 2026 (14 days before) | Yes, by paying all arrears owing (and rent that has since come due) before the landlord files, or before the order becomes enforceable in later stages. |
| N5 | Interference with reasonable enjoyment, wilful or negligent damage, overcrowding | 20 days (first notice) | A first N5 can be voided by stopping the conduct or paying for/repairing the damage within 7 days. A second N5 within six months gives 14 days and cannot be voided. |
| N6 | Illegal act or misrepresenting income in subsidized housing | 10 days for illegal acts involving producing or trafficking illegal drugs; 20 days for other illegal acts or misrepresenting income (14 days if it follows a voided N5 within six months) | No |
| N7 | Serious problems: wilful damage, impairing safety, or disturbance in a small building where the landlord lives | 10 days | No |
| N8 | Persistent late payment and certain other grounds | 28 days for daily or weekly tenancies; 60 days for all others, ending on the last day of a rental period or term | No |
| N12 | Landlord, family member, caregiver or purchaser requires the unit | 60 days, ending on the last day of a period or term | No. Compensation of one month's rent applies unless the notice gives 120+ days (new rule; not for purchasers). The tenant may leave earlier with at least 10 days' written notice. |
| N13 | Demolition, conversion or extensive repairs/renovation | 120 days, ending on the last day of a period or term | No. Compensation and a right of first refusal may apply. |
| N11 | Agreement between landlord and tenant to end the tenancy | The date agreed | Not a notice; a signed agreement. A tenant should never sign it under pressure. |
The notice must name the correct parties and unit, state the correct termination date and ground, include enough detail for the tenant to know what is alleged, and be served using a method the RTA allows. The landlord should keep a Certificate of Service.
Applications to the LTB
Landlord applications
L1 eviction and arrears for non-payment; L2 eviction on other grounds or for damage/compensation; L9 arrears only; L10 money owed by a former tenant. Others cover AGIs, abandoned units and breach of a settlement.
Tenant applications
T2 tenant rights (harassment, illegal entry, interference, vital services); T6 maintenance and repairs; T1 rent rebate; T5 landlord gave notice in bad faith; others for illegal rent and deposits.
Applications are filed online through the Tribunals Ontario Portal or by the other methods the LTB allows, with the filing fee. Each application has its own limitation period. For example, a T2 or T6 must be filed within one year after the conduct complained of; a T5 for a notice given in bad faith (such as an N12 or N13), within one year after the tenant moved out; and a T5 for a landlord's failure to honour an N13 right of first refusal, by the later of two years after the tenant moved out or six months after the repairs or renovations were completed.
From filing to hearing
- Intake and classificationReview the tenancy, lease, rent ledger, notices, communications and what the client actually wants: payment, repairs, possession or compensation.
- Notice and applicationUse the current form, the right ground and dates, and serve correctly. File through the permitted channel and keep proof of every step.
- Notice of HearingThe LTB schedules the hearing and issues a Notice of Hearing. The applicant usually must give it to the other party; follow the instructions on the notice.
- DisclosureUnder LTB Rule 19, each party must give the other parties and the LTB the evidence they will rely on at least 7 days before the hearing; responding evidence is due at least 5 days before. Uploading to the LTB is not the same as giving it to the other party.
- Mediation or settlementLTB mediation is voluntary and takes place only if both sides want it; what is said in mediation is confidential. Settlement can happen at any time. Terms must be specific: amounts, dates, and what happens on breach.
- Hearing and orderMost hearings are held by video (Zoom); the LTB can also hold in-person, telephone or written hearings. The member hears evidence and submissions and issues a written order, sometimes weeks later.
Preparing for the hearing
- Evidence tied to the issues: lease, rent ledger, receipts, notices with proof of service, photos and videos with dates, repair requests and invoices, municipal inspection orders, and messages.
- Witnesses: people with first-hand knowledge. If a witness will not attend voluntarily, ask the LTB for a summons as soon as you know it is needed; the requesting party serves it and pays attendance money.
- Language: the LTB provides French-language services and sign language interpretation on request, but it does not usually provide interpreters for other languages, including Persian. Arrange your own interpreter well in advance. Documents must be filed in English or French.
- Attendance: join on time from a quiet place with your documents. A party who does not attend may have the application decided without them.
- Section 82 issues: a tenant at an L1 hearing may raise maintenance and other issues, subject to the new 50% payment requirement for applications filed from September 21, 2026.
Tenant Duty Counsel, funded by Legal Aid Ontario and coordinated by the Advocacy Centre for Tenants Ontario (ACTO), gives free advice to unrepresented tenants who have a scheduled LTB hearing. Tenants can sign up in advance at tdc.acto.ca or join the hearing 30 minutes early.
After the order: review, set aside, appeal
| Step | When it applies | Deadline |
|---|---|---|
| Request to review | The order contains a serious error, or a party was not reasonably able to take part in the hearing. | 15 days after the order is issued (since July 1, 2026) |
| Motion to set aside | An order issued without a hearing (ex parte), for example after a tenant breached a settlement or payment plan. | 10 days after the order is issued |
| Appeal to Divisional Court | Only on a question of law. | 30 days. Outside paralegal scope; requires a lawyer. |
| Voiding an L1 eviction order | The tenant pays all amounts in the order before the Sheriff enforces it. | Before enforcement; strict conditions apply |
Evictions and urgent problems
Only the Court Enforcement Office (Sheriff) can enforce an eviction order. A landlord who changes the locks, removes belongings or cuts off heat, hydro, water or fuel without an order acts illegally, and the tenant can file an urgent T2 and, for lockouts, ask for an expedited hearing. A landlord facing serious damage or safety problems also has expedited options. In every urgent case, contact us the same day.
Frequently asked questions
The landlord gave me an N12. Do I have to leave on the date?
No. A notice is not an order. If you stay, the landlord must apply to the LTB, which will decide whether the landlord truly requires the unit in good faith. You may be entitled to compensation.
Can the landlord enter my unit?
Usually only with 24 hours' written notice stating the reason and a time between 8 a.m. and 8 p.m., or in an emergency, or with your consent. There are other limited exceptions.
I am a landlord renting a room in my home. Does the RTA apply?
If the occupant shares the kitchen or bathroom with you as the owner living there, the RTA generally does not apply. The details matter, so get advice before giving any notice.
Can I withhold rent until repairs are done?
No, except in the specific Standard Lease situation described above. The right path is a T6 application; withholding rent can lead to an N4 and eviction.
Can documents in Persian be used?
Written materials must be filed in English or French, so Persian documents need a translation. Have important documents translated before the disclosure deadline.
Official sources
- Tribunals Ontario: Landlord and Tenant Board
- LTB operational update: changes effective September 21, 2026
- LTB brochure: How a landlord can end a tenancy
- Residential Tenancies Act, 2006
- Government of Ontario: Guide to Ontario's standard lease
- LTB: Important information about your hearing
- ACTO: Tenant Duty Counsel Program
- Government of Ontario: Residential rent increases
This guide is general legal information about Ontario law as of the date above. It is not legal advice for your situation. Laws, forms and fees change; check the official sources before you act.