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Ontario Landlord Rights & Responsibilities: A Plain-English Guide

By Steve Bulatovic · 8 min read

Being a landlord in Ontario means operating within the Residential Tenancies Act (RTA), the provincial law that governs almost every residential tenancy. The RTA is generally considered tenant-protective, and landlords who don't understand it can find themselves on the wrong side of a Landlord and Tenant Board (LTB) dispute. Here's a plain-English overview of the essentials. This is general information, not legal advice — for your specific situation, consult a paralegal or lawyer.

Deposits: what you can and can't collect

In Ontario, a landlord may collect a rent deposit equal to no more than one month's rent (or one rent period). This is almost always applied as the last month's rent — it is not a damage deposit. Ontario law does not permit landlords to collect a separate damage deposit or security deposit for residential tenancies. You may collect a refundable key deposit, but only for the actual replacement cost of the keys.

The rent deposit must accrue interest annually at the provincial rent-increase guideline rate, paid to the tenant or applied to the deposit balance.

Rent increases

For most residential units, rent increases are capped by the annual provincial rent-increase guideline and can only happen once every 12 months, with at least 90 days' written notice using the proper form. Some newer units (first occupied after a certain cut-off date) are exempt from the guideline cap, but still require proper notice and timing. Always verify the current rules before issuing an increase.

Maintenance and repairs

Landlords are responsible for keeping the rental in a good state of repair and complying with health, safety, and housing standards — regardless of whether the tenant knew about a problem before moving in. This is a non-negotiable obligation under the RTA. A well-documented move-in inspection protects both parties by establishing the unit's condition at the start of the tenancy.

Entering the unit

A tenant has a right to reasonable privacy. In most cases, a landlord must provide at least 24 hours' written notice before entering, and entry must be between 8 a.m. and 8 p.m. Exceptions exist for emergencies and for showing the unit to prospective tenants after notice of termination has been given, subject to specific rules.

Ending a tenancy

This is where landlords most often run into trouble. In Ontario, a landlord cannot simply decide not to renew a lease — when a fixed-term lease ends, it typically converts to a month-to-month tenancy automatically, and the tenant has the right to stay. A landlord can only end a tenancy for specific reasons set out in the RTA (for example, the landlord or a close family member genuinely intends to move in, or there has been serious misconduct), and each ground has its own form, notice period, and process. "No-fault" terminations like landlord's-own-use require compensation to the tenant and carry penalties if done in bad faith.

The Landlord and Tenant Board

Disputes — non-payment of rent, damage, eviction applications — are resolved through the LTB, not the courts. The process is formal, can be slow, and requires proper documentation. The single best protection for a landlord is to do the front-end work correctly: screen tenants well, use a proper OREA lease, document everything, and respond to issues promptly and in writing.

The simplest way to stay compliant

Most landlord problems trace back to two avoidable mistakes: weak tenant screening and poor documentation. Working with a licensed REALTOR® and property manager who handles the lease, screening, and paperwork to RTA standards removes most of that risk. It's a large part of why we offer free property management for the first lease term when you list with us — getting the foundation right protects you for the entire tenancy.