Overview
Ontario landlord and tenant rules are often misunderstood because both sides have rights that seem to overlap. A landlord owns the property and is responsible for protecting its condition, value, and safety. A tenant lives in the property and has the right to privacy, reasonable enjoyment, and proper maintenance during the tenancy.
Most disputes start when one side treats its rights as unlimited. A landlord may assume ownership means they can enter the unit whenever they want, pass repairs onto the tenant, or increase rent whenever expenses rise. A tenant may assume that because they live in the unit, they can refuse access, ignore damage, or treat every issue as the landlord’s responsibility.
Ontario’s Residential Tenancies Act exists to balance those interests. The Act sets out the basic rights and responsibilities of landlords and tenants, including rules for rent increases, entry, repairs, maintenance, lease terms, and dispute resolution. The Landlord and Tenant Board is the tribunal that deals with most disputes under the Act.
The purpose of this article is to explain the basics in practical terms. It is general information, not legal advice, but it should help tenants and landlords understand where the main lines are.
The Landlord Owns the Property, but the Tenant Has Possession
The first concept to understand is the difference between ownership and possession. The landlord owns the property, but once the unit is rented, the tenant has the legal right to occupy it. That means the landlord still has rights connected to the property, but those rights must be exercised through the rules that apply to residential tenancies.
This matters most when there is a conflict about access, repairs, damage, or use of the unit. A landlord can protect the property, complete repairs, inspect the unit when allowed, and address damage or improper use. A tenant can expect privacy, quiet enjoyment, proper notice before most entries, and a unit that meets basic repair and safety standards.
The practical answer is usually not that one side has complete control. The better answer is that both sides have control over different parts of the relationship.
When Ontario Landlords Can Enter the Unit
Entry is one of the most common sources of tension between landlords and tenants. In most cases, a landlord must give the tenant at least 24 hours’ written notice before entering the rental unit. The notice must include the reason for entry, the date of entry, and a time of entry between 8:00 a.m. and 8:00 p.m.
Valid reasons for entry may include repairs, inspections, maintenance, appraisals, insurance or mortgage-related inspections, and showings to prospective buyers. The landlord may also enter for other reasons allowed by the Residential Tenancies Act, provided the notice requirements are met.
A tenant does not have to leave the unit during a lawful entry. The tenant also does not have to agree that the timing is ideal. If the landlord has given proper notice and has a valid reason for entry, the tenant generally cannot block access just because they would prefer the landlord not enter. At the same time, landlords should not use entry notices casually or repeatedly where the purpose could be handled in a less disruptive way.
This is where good communication matters. A landlord should provide proper notice, be specific about the reason for entry, and try to keep access reasonable. A tenant should read the notice, secure pets if needed, and raise genuine timing concerns early.
When Landlords Can Enter Without Notice
There are limited situations where a landlord can enter without the usual 24 hours’ written notice. The clearest example is an emergency. A flood, fire, serious leak, suspected gas issue, or urgent safety concern may justify immediate access because waiting could cause damage or put people at risk.
A landlord may also enter if the tenant consents at the time of entry. This should be treated carefully. Consent should be real, current, and specific to that entry. A tenant agreeing once does not give the landlord ongoing permission to enter whenever they want.
The important distinction is urgency. A burst pipe is an emergency. A casual inspection is not. A landlord wanting to “check on the place” usually requires proper notice.
When Ontario Landlords Can Raise Rent
Rent increases are another area where both sides often make assumptions. For most rent-controlled units, Ontario sets an annual rent increase guideline. The guideline is the maximum amount a landlord can increase most tenants’ rent in a year without applying to the Landlord and Tenant Board for approval. Ontario lists the 2026 rent increase guideline as 2.1%, and the 2027 rent increase guideline as 1.9%.
In many cases, a landlord must wait at least 12 months after the tenant first moves in, or 12 months after the last rent increase, before increasing the rent again. Proper written notice is also required.
Some units are exempt from the rent increase guideline. This is especially relevant for newer rental units that were first occupied for residential purposes after November 15, 2018. In those cases, the landlord may not be limited by the annual guideline, although other notice and timing rules may still apply.
Tenants should not assume every large rent increase is automatically illegal. Landlords should not assume higher costs allow them to ignore the rent increase process. The answer depends on the unit, the date it was first occupied for residential purposes, the timing of the last increase, and the notice used.
What Repairs Landlords Are Responsible For
Ontario landlords are generally responsible for keeping the rental property in a good state of repair and fit for habitation. The Residential Tenancies Act also requires landlords to comply with health, safety, housing, and maintenance standards. This responsibility applies even if the tenant knew about the problem before signing the lease.
This includes the rental unit itself, as well as the things the landlord provides with the unit. If the landlord provides appliances, plumbing, heating, electrical systems, doors, windows, stairs, railings, or other parts of the property, those items generally have to be maintained in working order. The Landlord and Tenant Board’s maintenance guidance also states that a landlord must keep a rental property in a good state of repair and keep things provided to the tenant in working order.
Common examples include heating problems, leaks, broken plumbing, unsafe stairs, electrical issues, exterior door or window problems, appliance failures where appliances are included, and pest issues connected to the condition of the property.
A landlord cannot avoid core repair obligations by adding broad wording to a lease saying the tenant accepts the property “as is.” A tenant may agree to rent a property in a certain condition, but the landlord’s statutory maintenance obligations still apply where the issue falls under repair, safety, habitability, or maintenance standards.
What Tenants Are Responsible For
Tenants also have maintenance responsibilities. A tenant must keep the rental unit reasonably clean and must repair or pay for damage caused by the tenant, their guests, or other occupants of the unit. The key distinction is between normal wear and tear and damage. Normal wear from ordinary use generally belongs to the landlord. Damage caused by misuse, neglect, guests, pets, or avoidable conduct may belong to the tenant.
For example, a carpet becoming worn after years of normal use is different from a carpet being damaged by a pet, a burn, a large stain that was ignored, or a guest’s careless conduct. A loose door handle from normal use is different from a broken door caused by force. A plumbing issue from an aging pipe is different from a blocked drain caused by improper items being flushed or poured down the sink.
Tenants should also report problems early. A small leak that is reported right away is much easier to deal with than a leak that is ignored until it damages flooring, drywall, or another unit. If the tenant knew about the problem and failed to take reasonable steps to report it, the situation can become more complicated.
What Is Not Automatically the Landlord’s Problem
A landlord’s repair obligation is broad, but it does not make the landlord responsible for every issue inside the unit. Tenant-owned furniture, tenant-owned appliances, personal property, internet service arranged by the tenant, cable service arranged by the tenant, and damage caused by guests are not automatically the landlord’s responsibility.
There are also some smaller maintenance items that may depend on the lease and the circumstances. Light bulbs, batteries, furnace filters, lawn care, snow removal, garbage handling, and similar items may be assigned in the lease where the term is lawful and clear. That does not mean a landlord can pass every legal duty to the tenant. It means that some practical responsibilities can be allocated between the parties as long as the clause does not conflict with the Residential Tenancies Act or remove a responsibility the law keeps with the landlord.
Pest issues are a good example of why the facts matter. If pests are entering because of a building condition, gaps, shared areas, or a broader property issue, the landlord will usually need to address it. If the issue is caused or worsened by garbage, food waste, or poor cleanliness inside the unit, the tenant may have responsibility too. In many cases, the landlord may need to act first to protect the property and other tenants, while later dealing with responsibility for cost if the tenant caused the issue.
Lease Clauses That May Not Be Enforceable
A signed lease matters, but a lease cannot override the Residential Tenancies Act. Ontario’s standard lease makes this clear. If a term conflicts with the Residential Tenancies Act, the term is void, which means it is not legally binding and cannot be enforced.
Examples of problematic lease terms include clauses that say the landlord can enter anytime, clauses that make the tenant responsible for all repairs, clauses that prohibit guests, roommates, or additional occupants in a broad way, and clauses that do not allow pets. Ontario’s standard lease specifically identifies terms that do not allow pets, guests, roommates, or additional occupants as examples of terms that may be void where they conflict with the Act.
That does not mean tenants can do anything they want. Pets, guests, roommates, and occupants can still create legal issues where there is damage, serious interference, safety risk, overcrowding, condominium rule conflicts, or other legitimate concerns. The point is narrower: a landlord cannot simply remove basic tenant rights by inserting a clause into the lease.
Illegal deposits are another common issue. The rent deposit is generally limited and is meant to be applied to the last rental period, not used as a general damage deposit.
Guests, Roommates, Occupants, Sublets, and Assignments
People often use these words loosely, but they do not all mean the same thing. A guest is not the same as a roommate, and a roommate is not the same as a subtenant or assignee.
A guest is usually someone visiting the tenant. A roommate or occupant may live in the unit without necessarily being added to the lease. A sublet usually involves the tenant moving out temporarily and another person occupying the unit for a set period, with the tenant intending to return. An assignment usually involves transferring the tenancy to another person.
The landlord generally has more control over who becomes a legal tenant than over who visits or lives with the tenant as an occupant. Adding someone to the lease changes who is legally responsible under the tenancy agreement, so landlord agreement is usually needed. Ordinary guests and occupants are different, although they can still become an issue if they cause damage, interfere with others, create safety concerns, or lead to overcrowding.
This is an area where tenants should be careful even if they believe the landlord is overreaching. A lease clause may not be enforceable exactly as written, but the tenant still has to use the unit responsibly and avoid creating practical or legal problems.
Showings When the Property Is Being Sold
Rental rules also matter when a landlord wants to sell the property. A landlord or authorized Realtor may enter the unit to show it to prospective buyers if the proper notice rules are followed. In most cases, this means at least 24 hours’ written notice, a valid reason, the date of entry, and a time between 8:00 a.m. and 8:00 p.m.
The tenant does not have to leave during showings. The tenant also does not have to stage the unit, remove all personal belongings, or make the home look vacant. However, the tenant should not block lawful access where proper notice has been given.
For landlords and Realtors, the best approach is to treat the unit as someone’s home. Showings should be organized, reasonable, and communicated clearly. For tenants, the best approach is to understand that a sale does not eliminate their rights, but it also does not remove the landlord’s right to lawful access for legitimate sale-related purposes.
What Tenants Should Do When There Is a Problem
Tenants should put repair requests and concerns in writing. A written record is useful because it confirms what was reported, when it was reported, and what response was given. Photos and videos can also help where the issue involves leaks, damage, pests, mould concerns, broken items, or unsafe conditions.
Tenants should also provide reasonable access for repairs. If a tenant reports a problem but repeatedly blocks access, the situation becomes harder to resolve and may weaken the tenant’s position.
Rent should be handled carefully. Tenants are often tempted to withhold rent when repairs are delayed, but that can create a separate non-payment issue. The better approach is to document the problem, communicate clearly, follow up in writing, and use the Landlord and Tenant Board process where needed.
What Landlords Should Do When There Is a Problem
Landlords should also keep written records. If there is damage, cleanliness concern, unpaid rent, blocked access, or another issue, the landlord should document the facts, communicate in writing, and use the proper process. Informal pressure usually makes the situation worse.
Landlords should avoid illegal entry, threats, harassment, lock changes, utility shutoffs, unauthorized fees, and attempts to force the tenant out without the proper process. Ontario identifies several rental housing offences, including illegal entry, interfering with reasonable enjoyment, charging unlawful fees, and harassing or threatening a tenant in relation to moving out.
A landlord may be frustrated, especially where there is damage or non-payment, but the remedy still has to follow the proper legal path. The same is true for tenants. Frustration does not replace the process.
Conclusion
The landlord and tenant relationship works best when both sides understand the limits of their position. A landlord owns the property and has the right to collect rent, preserve the property, complete repairs, inspect the unit when allowed, and deal with damage or improper use. A tenant has the right to occupy the unit, receive proper notice before most entries, expect maintenance and safety standards to be met, and live without unnecessary interference.
Most disputes become easier to assess once the issue is separated into two questions. First, who is legally responsible for the issue? Second, what process does Ontario law require before either side acts?
The answer will not always be convenient for either party, but the basic principle is stable. The property is an asset for the landlord and a home for the tenant. Ontario law is designed to account for both realities.
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