Ontario Landlord-Tenant Act 2025: Key Rules for Landlords

Ontario's Residential Tenancies Act (RTA) governs the relationship between landlords and tenants across the province. Enforced by the Landlord and Tenant Board (LTB), the RTA sets out rights and responsibilities for both parties. This guide covers the essential rules every Ontario landlord must understand in 2025.

Who the RTA Covers

The RTA applies to most residential rental units in Ontario, including:

Houses, apartments, condos, and townhouses rented to tenants
Basement suites and secondary units
Mobile home park lots

Some units are exempt or partially exempt, including social housing, certain care homes, university residences, and units where the landlord shares a kitchen or bathroom with the tenant.

Ontario Rent Increase Guideline 2025

The 2025 Ontario rent increase guideline is 2.5%. This is the maximum a landlord can increase rent for most existing tenants without LTB approval. Key rules:

Rent can only be increased once every 12 months
Landlord must give 90 days written notice using Form N1
Rent control applies to units first occupied for residential purposes before November 15, 2018
Units first occupied after November 15, 2018 are exempt from rent control

New tenants can be charged any market rent regardless of rent control status. Rent control only restricts increases for existing tenants in rent-controlled units.

Key N Forms Every Ontario Landlord Needs

Form	Name	Purpose
N1	Notice of Rent Increase	Increase rent within guideline
N2	Notice of Rent Increase (Above Guideline)	Increase above guideline (LTB approval needed)
N4	Notice to End Tenancy for Non-Payment	14-day notice for unpaid rent
N5	Notice to End Tenancy for Interference	Damage, disturbance, overcrowding
N6	Notice for Illegal Acts	Illegal activity at the unit
N7	Notice for Serious Impairment of Safety	Endangering safety of others
N8	Notice to End Month-to-Month Tenancy	Persistent late payment, etc.
N9	Tenant's Notice to Terminate	Tenant gives notice to vacate
N11	Agreement to End Tenancy	Mutual agreement to end tenancy
N12	Notice for Own Use	Landlord or family moving in
N13	Notice for Demolition/Repair/Conversion	Major renovation requiring unit vacant

Eviction Process in Ontario

Evicting a tenant in Ontario requires following the RTA process strictly. You cannot lock out tenants, remove doors, or shut off utilities. The steps:

Serve the appropriate N form with required notice period
If tenant does not comply or vacate, file an L1 or L2 application with the LTB
Attend LTB hearing (wait times have been lengthy — 6–12+ months in some cases)
If LTB issues an eviction order, enforcement is done by the Sheriff's Office

Non-Payment of Rent (N4)

For non-payment, serve an N4 giving the tenant 14 days to pay. If not paid, file an L1 application with the LTB. The tenant can void the N4 by paying all outstanding rent before the hearing.

Own-Use Eviction (N12)

If you want to move in yourself or have a family member move in, serve an N12 with 60 days notice, ending on the last day of a rent period. You must pay one month's compensation to the tenant. If you don't actually move in within a reasonable time, you can face penalties.

Landlord Entry Rules

Ontario landlords must give 24 hours written notice before entering a rental unit, specifying the reason and time (between 8 AM and 8 PM). Exceptions include emergencies and tenant consent.

Maintenance and Repair Obligations

Ontario landlords must maintain the rental unit in a good state of repair, complying with health, safety, housing, and maintenance standards — even if tenants knew about the problem before renting. This includes:

Heating (minimum 20°C from September 1 to June 15)
Plumbing, electrical, and structural integrity
Common areas (hallways, laundry, parking)
Appliances included in the lease

Tenants can file a T6 application with the LTB for maintenance issues. The LTB can order rent abatements and require repairs.

Above-Guideline Rent Increases (AGI)

Landlords can apply for an above-guideline increase (AGI) for:

Extraordinary increases in operating costs (utilities, insurance, taxes)
Capital expenditures (major renovations/improvements)
Security services

File Form N2 and L5 with the LTB. The process is lengthy and the increase is not guaranteed.

First and Last Month's Deposit

Ontario landlords can collect a rent deposit of up to one month's rent (last month's deposit). You cannot collect a damage deposit. Interest must be paid on the deposit annually at the guideline rate.

Standard Lease Agreement

Ontario requires landlords to use the Standard Form of Lease for most residential tenancies. It covers rent, utilities, rules, and tenant/landlord obligations. Failing to provide the standard lease within 21 days of a tenant's request gives the tenant the right to withhold one month's rent.

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Conclusion

Ontario's Residential Tenancies Act strongly protects tenants, but landlords who follow the rules can manage their properties effectively. Use the correct N forms, give proper notice periods, maintain the unit properly, and file LTB applications when tenants breach the lease. Keep copies of all notices and correspondence — documentation is critical at any LTB hearing.