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In Ontario, the Residential Tenancies Act (RTA, 2006) is the cornerstone of landlord-tenant law. It defines what landlords and tenants may and may not do, and how disputes must be settled. If you’re a landlord or tenant (or both), knowing your rights and duties under the RTA can prevent costly mistakes, disputes, and potentially legal consequences. This guide breaks down the key parts you need to know.

1. What the RTA Covers & Why It Matters

• The RTA is a provincial law that regulates most residential tenancies in Ontario.

• It sets rules on rent, maintenance, entry, evictions, and many more foundational areas. 

• Some private agreements or “extra charges” are illegal even if written in a lease—those parts are void or unenforceable. 

2. What Is Illegal for Landlords to Do in Ontario

1. Harass, threaten, or interfere with a tenant’s quiet enjoyment
   
   

   • Landlords cannot harass a tenant or interfere with their reasonable enjoyment of the premises. 

   • Examples include repeated unwanted entry, verbal threats, or trying to pressure the tenant to move out. 

2. Enter a unit without proper notice (unless an emergency)
   
   

   • Except in emergencies, landlords must provide written notice at least 24 hours in advance and enter between 8 a.m. and 8 p.m. 

   • Entry must be for lawful reasons (repairs, inspection, showing unit, etc.).
     
     

3. Withhold vital services or interfere with their supply
   
   

   • Services such as heat, water, electricity, gas are “vital services.” Landlords may not withhold, reduce, or interfere with those. 

   • Doing so is an offence under the RTA.
     
     

4. Charge illegal or unauthorized fees
   
   

   • Landlords cannot impose extra fees not allowed or agreed under the RTA. 

   • For example: landlord taxes, general cleaning, arbitrary “maintenance” charges, or fees not in the lease may be illegal.
     
     

5. Evict without proper process or without LTB order
   
   

   • Landlords must follow the proper notice forms (N-series) and procedures. 

   • They can’t lock someone out or change locks without an eviction order enforced by the Sheriff. 

3. What Landlords Can Charge for Damages – Limits & Rules

• Tenants are responsible for damage beyond normal wear and tear, whether caused intentionally or by negligence. 

• The landlord must prove the damage and provide evidence (photos, receipts, repair quotes) when seeking compensation via the Landlord and Tenant Board (LTB).

• The RTA also requires that anyone claiming damages must take reasonable steps to minimize losses (i.e., you can’t let damage worsen and then charge everything).

• There is no fixed “maximum” set in the RTA for damages—amounts will depend on the actual cost and evidence.
  
  

4. Repair & Maintenance: Who Is Responsible for What?

Landlord’s Duties:

• Maintain the rental unit and all items the landlord provides, in a good state of repair. 

• Ensure the premises comply with health, safety, and housing standards.

• Respond to repair requests and address them within a reasonable time. 

Tenant’s Duties:

• Keep the unit reasonably clean and sanitary. 

• Repair or pay for repair of damage caused by themselves, guests, or co-occupants (beyond usual wear and tear). 

• Inform the landlord of needed repairs in a timely manner. 

5. How Long Does a Landlord Have to Fix Something in Ontario?

• The RTA itself does not specify exact time limits; it uses the term “reasonable time”. 

• What’s reasonable depends on urgency, the nature of the problem, and whether it affects health or safety. 

• For emergencies (burst pipe, no heat in winter, major electrical fault), landlords are expected to act immediately or nearly immediately.

• For non-urgent issues (a broken window, dripping faucet), it might be days to a couple of weeks, depending on circumstances.

• If repairs are delayed, tenants may file a T6 application at the LTB asking for orders or rent abatement. 

Final Summary

Ontario’s Residential Tenancies Act lays out a balanced framework between landlords and tenants. Landlords must respect tenants’ rights—no harassment, no illegal fees, proper notice for entry—and maintain properties in good repair. Tenants must pay rent, keep the unit clean, notify the landlord of needed repairs, and only be responsible for damage beyond normal wear. When disputes arise, evidence, documentation, and recourse through the Landlord and Tenant Board are essential. Understanding these rules helps both sides avoid conflict and ensures the tenancy runs smoothly.

Frequently Asked Questions

1. What is illegal for landlords to do in Ontario?

• Harass or threaten tenants or interfere with their peaceful enjoyment

• Enter the unit without proper notice or at improper times (except emergencies)

• Withhold vital services (heat, water, electricity, gas)

• Charge unauthorized or illegal fees

• Evict without following the proper legal process or without an eviction order
  

2. What is the most a landlord can charge for damages?
There’s no fixed cap. The landlord can charge for the actual costs of repair or replacement, supported by evidence, but must also minimize losses.

3. What repairs are tenants responsible for in Ontario?
Tenants must repair or pay for damage they (or their guests) cause beyond normal wear and tear. They also must notify the landlord of needed repairs.

4. How long does a landlord have to fix something in Ontario?
There’s no fixed timeline in the RTA—repairs must be done within a reasonable time. Urgent issues require prompt action; less urgent ones may take days to weeks depending on circumstances.

5. Can a landlord charge for damages in Ontario?
Yes—if damage is above normal wear and tear, and if they can prove it, a landlord may recover costs through the LTB or as part of termination proceedings.

Owning rental property comes with unique risks—from structural damage and liability claims to lost income when tenants can't occupy the unit. Standard home insurance often doesn’t cover these scenarios, leaving you exposed. Rental (landlord) property insurance safeguards your investment, giving you peace of mind and financial protection. Here’s why every landlord should make it a priority.

1. Protects Your Property from Major Risks

• Property Damage Coverage: Includes protection against fire, vandalism, storms, and other perils—not covered by standard home insurance.

• Includes building structures and any landlord-owned contents, not tenants’ belongings.

2. Liability Coverage for Injuries or Damages

• Covers legal liability if someone is injured on your property (common areas, entrance, etc.).

3. Loss of Rental Income Protection

• If your property becomes uninhabitable due to a covered loss (e.g., fire), this coverage helps recoup rent you’re unable to collect.

4. Includes Optional Add-ons

• Options like water damage, flood, sewer backup, or contents coverage for landlord-owned appliances can be added.

5. Costs Are Manageable and Tax-Deductible

• In Ontario, policies typically range from $800 to $2,500 per year for various property types.

• Canada-wide, basic coverage averages $40–80 per month (~$480–$960 per year), with median quotes around $1,325 a year.

• Landlord insurance premiums are often tax-deductible as rental expenses.
  
  

6. Commonly Required by Mortgage Lenders

• While not legally mandated, lenders often require landlord insurance before financing a rental property.

7. Avoids Gaps from Standard Home Insurance

• Standard homeowner policies don’t cover rental activities—landlord insurance fills that crucial coverage gap.

Final Summary

Rental property insurance is essential—covering property damage, liability claims, and loss of rental income. With affordable premiums and optional coverage additions, the protection far outweighs the cost. It’s not just a smart investment—it’s often required for financing and essential peace of mind.

Frequently Asked Questions

Q: How much is landlord insurance in Ontario?
Landlord insurance in Ontario typically costs between $800 and $2,500 per year, depending on property type—range includes condos, single-family homes, and multi-unit buildings.

Q: What is the best insurance for landlords?
The best landlord insurance provides coverage for property damage, liability, and rental income loss, plus optional add-ons like flood or sewer backup. Choose a provider offering customizable limits, transparent claims service, and solid reviews.

Q: How much is $300,000 in renters insurance?
Renters insurance coverage amounts like $300,000 refer to liability protection limits, not a cost. In Ontario, tenant (renters) insurance typically costs $15–$30 per month (about $180–$360/year).

Q: What is landlord insurance in Canada?
Landlord insurance is a specialized property and liability policy for rental owners. It covers structural damage, landlord-owned contents, legal liability, and lost rental income—not including tenants' personal items.

Q: Is landlord insurance mandatory in Ontario?
No, it is not legally mandatory in Ontario. However, mortgage lenders often require it, and it's highly recommended to protect your investment effectively.

When renting in Ontario, it's essential to know your rights around deposits. While some types of deposits are commonly requested (like key deposits), Ontario law strictly limits what landlords can legally collect. Here's a clear breakdown of how key deposits work—and what’s lawful.

1. Legal Status of Key Deposits in Ontario

• Yes, key deposits are legal—but only under strict conditions. They must be refundable and not exceed the actual cost to replace the keys or fobs.

• These rules are backed by the Residential Tenancies Act, 2006 and Ontario regulations.

• If locks are changed by the landlord, tenants should not be charged for new keys, though landlords may keep the original deposit as credit.

2. Maximum Key Deposit Allowed

• The maximum key deposit is strictly the actual or expected cost of replacing the key, card, or fob.

• Landlords are required to provide receipts or evidence of the replacement cost if requested.

3. Are “Key Money” or Other Extra Deposits Legal?

• No, "key money" or any deposit beyond covering key replacement costs is not legal in Ontario.

• Deposits for damages, pets, cleaning, or utilities are explicitly illegal.

4. Maximum "Cash for Keys"

• The only “cash for keys” amount permitted is that which equals the key replacement cost—nothing more. Any variation or inflation of that amount is not permitted.

5. Purpose of a Key Deposit

• It acts as security to ensure tenants return all keys and access devices at the end of tenancy.

• If keys are not returned, the deposit can be used to cover the actual replacement cost only.

• The deposit must be returned promptly—typically within a few business days (often 5–10 days)—once keys are returned.
  
  

Final Summary

Key deposits in Ontario are allowed—but only when they are:

1. Refundable

2. Equal to or less than the actual cost of replacement

3. Promptly refunded once all keys/devices are returned

Any extra deposits—for damage, pets, cleaning, or utilities—are illegal. If your landlord refuses to return your key deposit or overcharges, you can apply to the Landlord and Tenant Board (Form T1) for resolution.

Frequently Asked Questions

1. What is the maximum key deposit in Ontario?
It must not exceed the actual replacement cost of keys, fobs, or remotes—and proof or receipts may be requested.

2. Is key money legal in Ontario?
No—any extra "key money" beyond replacement cost is not legal. Only key deposit is allowed, solely for replacing keys.

3. What is the maximum "cash for keys"?
Same as key deposit—it must align with replacement cost only, not inflated for any other purpose.

4. What is the point of a key deposit?
It ensures tenants return all keys/access devices and covers legitimate replacement costs if they don’t. Once keys are returned, the deposit must be promptly refunded