Landlord Obligations in Ontario
Understand landlord obligations under Ontario’s Residential Tenancies Act, 2006.
Landlord Obligations in Ontario
Under sections 20-32 of Ontario’s Residential Tenancies Act, 2006
Disclaimer: This tool is for informational purposes only and does not constitute legal advice. For advice about your specific situation, consult a licensed paralegal or lawyer.
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Part III of the Residential Tenancies Act, 2006 sets out the legal obligations that landlords must follow in Ontario. These obligations protect tenants’ rights to safe, habitable housing and peaceful enjoyment of their rental unit. Key terms like “vital service,” “residential complex,” and “tenancy agreement” are defined in Section 2(1) of the Act and are referenced throughout this tool.
🔧 Repairs & Maintenance
Landlord must maintain the property in good repair, fit for habitation, and compliant with health, safety, housing and maintenance standards.
🔥 Vital Services
Landlord cannot withhold or interfere with vital services, care services, or food that they’re obligated to supply.
🏠 Reasonable Enjoyment
Landlord cannot substantially interfere with the tenant’s reasonable enjoyment of the rental unit for all usual purposes.
⚠️ No Harassment
Landlord cannot harass, obstruct, coerce, threaten or interfere with a tenant under any circumstances.
🔐 Lock Changes
Landlord cannot change locks without providing replacement keys to the tenant during the tenant’s occupancy.
🚪 Entry & Privacy
Landlord may only enter the rental unit in specific circumstances, with strict notice requirements.
🗳️ Political Canvassers
Landlord cannot restrict access to election candidates or their representatives seeking to canvass.
⚖️ Tenant Remedies
If your landlord violates these obligations, you can apply to the Board for orders including rent abatement, compensation, and more.
Important: Under Section 29(2), tenants must apply to the Board within one year of the alleged conduct. For repair issues specifically, the Board will also consider whether you advised the landlord before applying (Section 30(2)).
What This Means
Your landlord has a legal duty to keep your rental unit and the entire residential complex in good condition. The property must be safe, livable, and meet all applicable standards. This obligation exists even if you knew about problems before you signed the lease.
Key Points
- Covers both your individual “rental unit” (Section 2(1): “any living accommodation used or intended for use as rented residential premises”) AND the “residential complex” (Section 2(1): “includes all common areas and services and facilities available for the use of its residents”)
- “Fit for habitation” means “if the state of disrepair is such that by ordinary use, damage may naturally be caused to the occupier, either in respect of personal injury to life or limb or injury to health, the house is considered not reasonably fit for habitation. However, a landlord will only be found in breach of his duty if he fails to take all reasonable measures to address and remedy an issue when the situation is brought to his attention” (see authority)
- Landlord must comply with external standards (municipal property standards, building codes, fire codes, etc.)
- You cannot waive this protection—even if you agreed to “as-is” conditions, the landlord must still repair
- This obligation continues throughout your entire tenancy
- Note: Section 161 contains a parallel maintenance obligation for mobile home parks and land lease communities
What This Means
Your landlord cannot cut off or interfere with vital services like heat, electricity, or hot water. This applies throughout your tenancy—even if there’s a dispute, even if you owe rent, right up until an eviction order is actually enforced. If the landlord fails to pay a utility company and your services get cut off, they’re still responsible. Note: Section 2(1) defines “tenancy agreement” as “a written, oral or implied agreement between a tenant and a landlord for occupancy of a rental unit and includes a licence to occupy a rental unit” — so this protection applies even without a written lease.
Key Points
- “Vital service” is defined in Section 2(1) as: “hot or cold water, fuel, electricity, gas or, during the part of each year prescribed by the regulations, heat”
- “Care services” is defined in Section 2(1) as: “health care services, rehabilitative or therapeutic services or services that provide assistance with the activities of daily living” — these apply in care homes
- Protection lasts until an eviction order is actually executed—not just issued
- Landlord cannot use service interruption as pressure tactic, regardless of any dispute
- If landlord fails to pay utility bills and services are cut, they are deemed to have withheld those services
What This Means
You have the right to peacefully enjoy your home. Your landlord cannot do things that substantially interfere with your ability to use your rental unit normally. This broad protection covers many situations—excessive noise, removing amenities, entering too frequently, allowing unsafe conditions, and more.
Key Points
- The interference must be substantial—minor inconveniences don’t qualify
- “Reasonable enjoyment” covers all usual purposes—living, sleeping, cooking, having guests, etc.
- Protection extends to all members of your household, not just the named tenant
- Covers both the rental unit AND the residential complex, including “services and facilities” — Section 2(1) defines this to include: furniture, appliances, parking, laundry facilities, elevator, common recreational facilities, garbage services, cleaning/maintenance, storage, intercom, cable TV, heating, air-conditioning, utilities, and security
- Often used alongside other provisions (e.g., failure to repair also interferes with enjoyment)
What This Means
Your landlord cannot harass you in any way. The law prohibits five specific behaviours: harassing, obstructing, coercing, threatening, and interfering. This is a strong, unqualified protection with no exceptions.
Key Points
- Harass: Repeated unwelcome conduct that disturbs or upsets you
- Obstruct: Blocking or impeding your rights or activities
- Coerce: Using pressure or force to make you do something
- Threaten: Statements or actions intended to intimidate you
- Interfere: Any unjustified intrusion into your tenancy
- Per Section 29(1), this applies to the “landlord” (Section 2(1) defines this to include the owner, their heirs, assigns, and successors in title), as well as their superintendents and agents
What This Means
If your landlord changes the locks on any door that gives access to your unit or the building, they must provide you with replacement keys. They cannot lock you out of your own home.
Key Points
- Covers locks on your unit door AND building entry doors
- Landlord must provide replacement keys—you shouldn’t have to ask
- Landlord is responsible even if they hire someone else to change locks
- A violation is often referred to as an “illegal lockout”
- The Board can order the landlord to let you recover possession if locked out (s.31(3))
What This Means
Your landlord cannot enter your unit whenever they want. Entry is only permitted according to specific rules. There are limited situations where no written notice is required, and others where 24 hours’ written notice is mandatory. All lawful entries (except emergencies) must occur between 8 a.m. and 8 p.m.
(a) in cases of emergency; or
(b) if the tenant consents to the entry at the time of entry.”
(a) the landlord enters the unit at the times specified in the tenancy agreement; or
(b) if no times are specified, the landlord enters the unit between the hours of 8 a.m. and 8 p.m.”
(a) the landlord and tenant have agreed that the tenancy will be terminated or one of them has given notice of termination to the other;
(b) the landlord enters the unit between the hours of 8 a.m. and 8 p.m.; and
(c) before entering, the landlord informs or makes a reasonable effort to inform the tenant of the intention to do so.”
Entry WITH 24 Hours’ Written Notice (Section 27)
- To carry out a repair or replacement or do work in the rental unit.
- To allow a potential mortgagee or insurer of the residential complex to view the rental unit.
- To allow a person who holds a certificate of authorization within the meaning of the Professional Engineers Act or a certificate of practice within the meaning of the Architects Act or another qualified person to make a physical inspection of the rental unit to satisfy a requirement imposed under subsection 9 (4) of the Condominium Act, 1998.
- To carry out an inspection of the rental unit, if,
i. the inspection is for the purpose of determining whether or not the rental unit is in a good state of repair and fit for habitation and complies with health, safety, housing and maintenance standards, consistent with the landlord’s obligations under subsection 20 (1) or section 161, and
ii. it is reasonable to carry out the inspection. - For any other reasonable reason for entry specified in the tenancy agreement.
Key Points
- Entry without notice only allowed for: emergencies, tenant consent at time of entry, scheduled cleaning (if in lease), or showing to prospective tenants (with conditions)
- 24 hours’ written notice required for: repairs, inspections, showing to buyers/mortgagees/insurers
- Notice must specify: the reason, the day, and the time (between 8 a.m. and 8 p.m.)
- For showings to prospective tenants, the tenancy must already be ending
- Entry outside 8 a.m.–8 p.m. without consent or emergency is illegal entry
- Note: Section 27(1)5 refers to reasons “specified in the tenancy agreement” — per Section 2(1), a “tenancy agreement” includes written, oral, or implied agreements
What This Means
Your landlord cannot prevent election candidates or their representatives from accessing the residential complex to campaign or distribute election materials. This protects your democratic rights.
Key Points
- Applies to candidates for any level: federal, provincial, or municipal
- Also applies to candidates’ authorized representatives (campaign workers)
- Access must be reasonable—landlord can impose reasonable rules but cannot block access
- This is about access to the residential complex, not individual units
Note: This section protects candidates’ access to the building for election purposes. If your landlord is violating this provision, you may report it to Elections Canada, Elections Ontario, or your municipal clerk depending on the level of election.
Your Right to Apply to the Board
If your landlord violates their obligations under Part III, you can apply to the Landlord and Tenant Board for an order. This section shows you the path from your issue to the remedies available: Issue → Application → Remedy.
⏰ One-Year Time Limit: Under Section 29(2), you must apply to the Board within one year of the conduct you’re complaining about. Don’t delay—if you wait too long, you may lose your right to apply.
The Issue
Your landlord has failed to maintain the property in good repair, failed to keep it fit for habitation, or failed to comply with health, safety, housing, or maintenance standards.
📋 Your Application: Under Section 29(1)1, you can apply to the Board for an order determining that your landlord breached their repair obligations under Section 20(1) or Section 161 (for mobile home parks/land lease communities).
✅ Available Remedies (Section 30)
- Rent abatement — A reduction or refund of rent for the period you were affected. Example: if your heat was out for 2 weeks in winter, you might receive a rebate equivalent to a portion of that month’s rent.
- Order the landlord to make repairs — The Board can order specific repairs within a set timeframe.
- Authorize repairs you already made — If you paid for repairs yourself, the Board can order reimbursement.
- Compensation for damaged property — If your belongings were damaged because of the repair failure (e.g., water damage from a leak).
- Other out-of-pocket expenses — Costs like buying space heaters when heat failed, or staying elsewhere during repairs.
- Prohibit rent increases — For serious breaches, the Board can block rent increases until repairs are done.
- Terminate the tenancy — In serious cases, you can be released from your lease.
- Any other appropriate order — The Board has broad discretion.
⚠️ Important — Notify First: Under Section 30(2), the Board will consider whether you told your landlord about the problem before applying. Use the Message Generator tab to create a formal written notice.
💡 Practical Tips
- Document everything — Take dated photos and videos. Keep a log of when issues occur.
- Keep all receipts — For any costs you incur because of the repair issue.
- Send written notices — Follow up verbal complaints in writing (email or letter).
- Consider Municipal Property Standards — Your municipality may inspect and issue orders to your landlord.
Next Step – Before applying to the Board, consider putting your complaint in writing to give your landlord a chance to fix the problem.
The Issue
Your landlord has withheld or deliberately interfered with vital services (heat, electricity, hot/cold water, fuel, gas) or care services/food they’re obligated to provide.
📋 Your Application: Under Section 29(1)2, you can apply to the Board for an order determining that your landlord withheld or interfered with vital services, care services, or food.
✅ Available Remedies (Section 31(1))
- Cease and desist order — Order the landlord to stop and not do it again to any tenant in the building.
- Rent abatement — Reduction or refund of rent for the period affected.
- Compensation for damaged/destroyed property — If the service interruption damaged your belongings (e.g., frozen pipes bursting, food spoiling).
- Other out-of-pocket expenses — Costs like temporary accommodation, buying space heaters, eating out because no cooking facilities.
- Administrative fine up to $50,000 — Paid to the Board, not you, but punishes the landlord. (The maximum is the greater of $10,000 or the Small Claims Court limit.)
- Terminate the tenancy — Be released from your lease.
- Any other appropriate order
✅ If You Were Forced to Move Out (Section 31(2))
- Increased rent for up to 1 year — If your new place costs more, the landlord may pay the difference for 12 months. Example: Old rent $1,500, new rent $2,000 = $500/month × 12 = $6,000.
- Moving expenses — Cost of moving your belongings.
- Storage costs — If you needed temporary storage.
- Other related expenses
💡 Practical Tips
- This is serious — Cutting off vital services is one of the most severe violations. Act quickly.
- Document the outage — Note dates/times, take photos of thermometers showing cold temperatures, etc.
- Keep receipts — For any alternative heating, accommodation, or food costs.
Before applying to the Board, consider putting your complaint in writing to give your landlord a chance to fix the problem.
The Issue
Your landlord has substantially interfered with your ability to use and enjoy your rental unit or the residential complex for normal purposes — like living, sleeping, cooking, or having guests.
📋 Your Application: Under Section 29(1)3, you can apply to the Board for an order determining that your landlord substantially interfered with your reasonable enjoyment.
✅ Available Remedies (Section 31(1))
- Cease and desist order — Order the landlord to stop the interfering conduct.
- Rent abatement — Reduction or refund of rent for the period affected.
- Compensation for damaged/destroyed property
- Other out-of-pocket expenses
- Administrative fine up to $50,000
- Terminate the tenancy
- Any other appropriate order
✅ If You Were Forced to Move Out (Section 31(2))
- Increased rent for up to 1 year
- Moving, storage, and related expenses
💡 Practical Tips
- The interference must be “substantial” — Minor inconveniences won’t qualify. Think: ongoing construction noise at all hours, removal of amenities, persistent pest problems the landlord ignores.
- Keep a detailed log — Dates, times, what happened, how it affected you.
- This is often combined with other issues — Repair failures, harassment, etc. can all also be interference with enjoyment.
Before applying to the Board, consider putting your complaint in writing to give your landlord a chance to fix the problem.
The Issue
Your landlord, superintendent, or their agent has harassed, obstructed, coerced, threatened, or interfered with you.
📋 Your Application: Under Section 29(1)4, you can apply to the Board for an order determining that your landlord harassed, obstructed, coerced, threatened, or interfered with you.
✅ Available Remedies (Section 31(1))
- Cease and desist order — Order the landlord to stop the behaviour immediately and not do it to any tenant.
- Rent abatement — For the period you endured the harassment.
- Compensation for damaged/destroyed property
- Other out-of-pocket expenses — Could include therapy costs, costs of changing your locks, etc.
- Administrative fine up to $50,000 — Harassment cases often result in fines.
- Terminate the tenancy — Leave without penalty if the situation is unbearable.
- Any other appropriate order
✅ If You Were Forced to Move Out (Section 31(2))
- Increased rent for up to 1 year
- Moving, storage, and related expenses
💡 Practical Tips
- Keep a detailed log — Every incident with dates, times, what was said/done, witnesses.
- Save all communications — Texts, emails, voicemails, letters. Screenshot everything.
- Communicate in writing only — Avoid confrontations. Writing creates evidence.
- Call police if you feel unsafe — Get a copy of any police reports for your Board application.
- Witnesses help — If neighbours or others witnessed the harassment, get their contact info.
Before applying to the Board, consider putting your complaint in writing to give your landlord a chance to fix the problem.
🚨 Time-Sensitive! If you’ve been locked out, you need to act quickly. There are strict deadlines for recovering possession of your unit.
The Issue
Your landlord changed the locks on your unit or the building without giving you replacement keys. In serious cases, this is an “illegal lockout” — you’ve been locked out of your own home.
📋 Your Application: Under Section 29(1)5, you can apply to the Board for an order determining that your landlord altered the locking system without giving you replacement keys.
✅ Available Remedies (Section 31(1))
- Cease and desist order
- Rent abatement
- Compensation for damaged/destroyed property — Including belongings you couldn’t access or that were disposed of.
- Other out-of-pocket expenses — Hotel costs, new locks, replacement belongings, etc.
- Administrative fine up to $50,000
- Terminate the tenancy
- Any other appropriate order
✅ If You Were Forced to Move Out (Section 31(2))
- Increased rent for up to 1 year
- Moving, storage, and related expenses
✅ Recovery of Possession — LOCKOUT ONLY (Section 31(3)-(5))
- Order to recover possession — The Board can order the landlord to let you back into your unit and prohibit them from renting it to anyone else.
⏰ Critical Deadlines for Possession Orders:
• Your possession order expires in 15 days unless you file it with the Sheriff.
• If you file with the Sheriff, it expires in 45 days.
After these deadlines, the order is unenforceable. Act immediately!
💡 What To Do If You’re Locked Out
- Document everything — Photos/videos of changed locks, notices posted, condition of property.
- Keep proof of tenancy — Lease, rent receipts, mail addressed to you at that address.
- Track your expenses — Keep all receipts for accommodation, food, replacement items.
- File with the Sheriff promptly — If you get a possession order, file it immediately to extend the deadline to 45 days.
Before applying to the Board, consider putting your complaint in writing to give your landlord a chance to fix the problem.
The Issue
Your landlord entered your rental unit illegally — without proper notice, without your consent, outside of permitted hours (8 a.m. to 8 p.m.), or for a reason not allowed under the Act.
📋 Your Application: Under Section 29(1)6, you can apply to the Board for an order determining that your landlord illegally entered your rental unit.
✅ Available Remedies (Section 31(1))
- Cease and desist order — Order the landlord to stop entering illegally.
- Rent abatement — For the violation of your privacy and peaceful enjoyment.
- Compensation for damaged/destroyed property — If anything was damaged or went missing during the illegal entry.
- Other out-of-pocket expenses — Could include changing your own locks, installing a camera, etc.
- Administrative fine up to $50,000
- Terminate the tenancy — If you no longer feel safe in your unit.
- Any other appropriate order
✅ If You Were Forced to Move Out (Section 31(2))
- Increased rent for up to 1 year
- Moving, storage, and related expenses
💡 Practical Tips
- Know the rules — Landlord needs 24 hours’ written notice specifying reason, date, and time (8 a.m.-8 p.m.) for most entries. See the Detailed tab for full entry rules.
- Document the entry — Note exact date, time, whether notice was given, what the landlord did while inside.
- Check for evidence — Things moved, items missing, signs someone was there.
- Consider a camera — A doorbell camera or interior camera can provide evidence of unauthorized entries.
- Send a written complaint — Use the Message Generator to formally notify your landlord that the entry was illegal.
Before applying to the Board, consider putting your complaint in writing to give your landlord a chance to fix the problem.
What This Means
If the Board terminates your tenancy because of serious landlord violations (under paragraph 1 of Section 30(1) for repairs or Section 31(1)(e) for other violations), Section 32 allows the Board to issue an eviction order. This formally releases you from your lease.
Key Points
- You’re released from your lease — You don’t owe rent after the termination date, even if your lease hasn’t expired.
- The Board sets the date — Termination is effective on the date in the Board’s order.
- This is your choice — The Board won’t force you to leave. You request this if you want out.
- Combine with other remedies — You can also get rent abatement, compensation, etc.
💡 When to consider this: The unit is seriously unsafe. The landlord’s conduct is ongoing and you don’t feel safe. The relationship has broken down beyond repair. You want to move but don’t want to break your lease.
📝 Before Applying to the Board — General Tips:
• For repair issues, notify your landlord in writing first — Under Section 30(2), the Board considers whether you gave your landlord a chance to fix repair problems. Use the Message Generator tab. (This requirement does not apply to other violations like harassment or illegal entry.)
• Gather your evidence — Photos, videos, receipts, logs of incidents, copies of communications, witness names.
• Calculate your losses — Add up all expenses and estimate your rent abatement. The Board needs specific amounts.
• Keep originals safe — Make copies for your application. Keep originals in a safe place.
Create a written record. Use this tool to generate a professional message citing the specific provisions of the Act. For repair issues specifically, the Board will consider whether you notified your landlord before applying (Section 30(2)). For other issues, written notice is still good practice to document the problem and give your landlord a chance to respond.
Keep Records: Save a copy of any message you send. If you send by email, keep the sent email. If you send by text, take screenshots. If you deliver a letter, keep a copy and note the date and method of delivery.
Use this free tool to assess your entitlements when your flight is delayed or cancelled.
Understand Landlord Obligations in Ontario for Residential Tenancies.
This tool explains landlord obligations in Ontario and tenant rights in Ontario under Part III of the Residential Tenancies Act, 2006. It breaks down key rules, like repairs and maintenance, vital services, privacy and entry, harassment, lock changes, and reasonable enjoyment, into plain-language summaries.
It also outlines common remedies you can seek at the Landlord and Tenant Board. There is also a message generator that helps tenants send a formal notice to their landlord.
We want to empower Canadians with the right tools and knowledge to navigate our justice system with confidence. Finally, while you are here, be sure to check out our other tools above!
Frequently Asked Questions
Landlords must keep rental units and buildings in good repair, provide vital services like heat and hot water, respect tenants’ privacy, avoid harassment, and not lock tenants out of their homes. These duties come from Part III of the Residential Tenancies Act, 2006.
The tool explains common problems and shows how the law applies to each situation. It organizes the rules by topic (repairs, services, privacy, harassment, and locks) so tenants can quickly identify which rights are engaged.
Yes. It explains that landlords must maintain both the rental unit and the entire residential complex in a good state of repair and fit for habitation, even if the tenant knew about problems before moving in.
In general, landlords cannot withhold or interfere with vital services during a tenancy, right up until an eviction is actually carried out. Use our tool to determine the tenant’s rights when this happens.
Yes. The built-in message generator lets tenants create a formal written notice that cites the specific RTA provision that applies to their issue.
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