Tenant Placement Services in Toronto & GTA

Ontario's rental rules shifted in 2026, and two points in our January RTA Cheat Sheet now have a newer option or an extra step. Most changes come from Bill 60, the Fighting Delays, Building Faster Act, 2025, passed on November 24, 2025, alongside earlier amendments from Bill 97. Their stated aim is to cut delays at the Landlord and Tenant Board (LTB).

The cheat sheet is still a good starting point. Use this post alongside it for what's new.

1. N12 (personal use): a new way to avoid compensation

Since September 21, 2026, landlords using an N12 have two routes instead of one.

If you know months ahead that you or a family member will need the unit, planning for 120 days saves a full month's rent.

What hasn't changed: the move-in must still be genuine. The LTB can impose serious penalties if it finds an N12 was served in bad faith.

2. Unpaid rent: faster notices and fewer delays at hearings

The unpaid rent process is now faster at three points.

• N4 notice period: for N4s served on or after September 21, 2026, the tenant has 7 days to pay, down from 14, before you can apply to the LTB.

• Issues raised at the hearing: a tenant who wants to raise complaints about the landlord, such as repairs, at a non-payment hearing must first pay 50% of the rent owed, at least 7 days before the hearing.

• Reviews of LTB decisions: since July 1, 2026, a party has 15 days to request a review of an LTB decision, down from 30.

The new rules make a correct N4 even more important. Serving it with the wrong amount or the wrong termination date can still send you back to the start. For a step-by-step walkthrough, see our N4 guide.

3. N13 (renovations): Toronto now requires a licence

In Toronto, serving an N13 is no longer enough on its own. Since July 31, 2025, landlords need a City of Toronto Rental Renovation Licence for any repairs or renovations that require the tenant to move out, even if the tenant plans to return.

1. Apply within 7 days of serving the N13. Include the building permit, a copy of the N13, the application fee, and a report from a qualified person confirming the unit must be vacant.

2. The City notifies your tenant. Once your application is complete, the City issues a Tenant Information Notice.

3. Support the tenant during the work. Either arrange temporary accommodation, pay monthly rent-gap payments if the tenant is returning, or pay compensation if the tenant chooses not to return.

The licence is required for each unit, and it doesn't apply to demolitions. Fines under the bylaw can be significant, so build this step into any renovation plan from the start. Details are on the City of Toronto's Rental Renovation Licence page.

4. Rent increases: the 2027 guideline is 1.9%

The rules in our cheat sheet still apply: wait at least 12 months, give 90 days' written notice on an N1 or N2, and note that units first occupied after November 15, 2018 are exempt from the cap. What's new is the number.

The guideline applies to the date the increase takes effect. An increase taking effect in 2027 is capped at 1.9%, even if you serve the notice in 2026. Landlords can apply to the LTB for an above-guideline increase in some cases, such as major capital repairs.

5. Air conditioning: tenants can install their own

Since July 1, 2026, a tenant can install a window or portable air conditioner if the landlord doesn't provide A/C. This affects the lease terms covered in Section 1 of our cheat sheet: a "no air conditioning" clause no longer holds up.

• The tenant must give you written notice first, and the unit has to be installed safely and securely.

• If electricity is included in the rent, you can charge a seasonal increase to cover the extra cost. It can't exceed the actual or reasonably estimated cost, and it has to come off when the unit isn't in use.

• This seasonal charge doesn't follow the normal rent increase rules. It doesn't need the 12-month wait, 90 days' notice, or LTB approval.

If you own a unit without central air, set clear written expectations for safe installation now, before requests start coming in.

What hasn't changed

The rest of our cheat sheet still stands.

• The Ontario Standard Lease is still required for almost all private residential tenancies.

• Entry rules still require 24 hours' written notice, with entry between 8 AM and 8 PM, except in an emergency.

• Maintenance is still the landlord's responsibility, whatever the tenant agrees to.

• Leases still convert to month-to-month when a fixed term ends. Early drafts of Bill 60 floated ending this, but that proposal was dropped from the final law.

Stay ahead of the changes

The new rules reward landlords who plan ahead and get their paperwork right the first time. Whether you need help placing a reliable tenant or want full-service property management, contact our team and we'll help you rent with confidence.

Disclaimer: This post summarizes changes to Ontario's Residential Tenancies Act and Toronto bylaws as of October 2026, for information only. It is not legal advice. Some provisions may be subject to further regulation. For your specific situation, consult a licensed paralegal or lawyer.

Ontario's Residential Tenancies Act is getting its second major update of the year on September 21, 2026 — the follow-up to the changes that took effect July 1. If you're an active GTA landlord, several of these directly affect notices you may already be planning to serve.

1. The N4 Notice Period Is Cut in Half

For any N4 (notice of termination for non-payment of rent) served on or after September 21, 2026, the termination period drops from 14 days to 7 days. N4 notices served before that date continue under the existing 14-day rule. If you have a template or standard process built around the old timeline, it needs updating before this date, not after.

2. The LTB Order Review Window Shrinks

The window to request a review of an LTB order drops from 30 days to 15 days as of July 1, 2026 (already in effect) — landlords and tenants alike now have half the time to challenge a Board decision. If you're waiting on a decision, don't assume you have the old 30-day cushion to decide whether to seek a review.

3. N12 Notices Get a New Compensation-Free Option

Landlords issuing an N12 (notice to end tenancy for landlord's own use) will have two paths to choose from: the existing 60-day notice with the standard compensation requirement (one month's rent or an alternative unit), or a new 120-day notice that eliminates the compensation requirement entirely. This is a genuine strategic trade-off — faster timeline with a cost, or no cost with a longer wait.

4. N13 Renovation Evictions Get a Written Notification Framework

Landlords ending a tenancy for renovations, repairs, or demolition under an N13 will be required to provide written notifications at multiple stages of the project, including the estimated completion date and any timeline changes. Keeping a documented communication log for every N13 in progress is no longer just good practice — it's the standard the new framework expects.

5. The Tenant's Right of First Refusal Gets Reinforced

Tenants who received an N13 retain the right to notify their landlord, in writing, of their intention to move back into the unit once renovations are complete — and the pre-renovation terms, including the rent amount, must be honoured if they do. This right isn't new, but the September amendments reinforce landlord obligations around it.

6. Above-Guideline Increase Applications Move Faster

The document service window for Above Guideline Increase (AGI) applications shrinks from 14 days to 7 days, with a certificate of service now due within 5 days of service. If you're planning an AGI application for a capital improvement, build this tighter timeline into your planning.

7. Timing Depends Entirely on When You Serve, Not When Rules Change

Across nearly all of these changes, the operative date is when the specific notice is served, not when the underlying tenancy began or when the issue first arose. An N13 served in August follows the old rules even if the actual renovation work happens well after September 21. Landlords with active or planned notice processes should map their timeline against these specific service dates now.

What This Means Practically

• Update every notice template and internal process tied to N4 and AGI timelines before September 21.

• Decide your N12 strategy in advance — 60 days with compensation versus 120 days without is worth thinking through before you're actually serving a notice, not in the moment.

• Start a written communication log now for any active or upcoming N13 process, ahead of the framework formally taking effect.

• If you're mid-process on anything affected, confirm with a paralegal or lawyer which framework actually applies to your specific timeline — this is exactly the kind of transition period where an honest mistake is easy to make.

The Bottom Line

September 21 marks the second wave of a genuinely significant RTA update, and unlike some past changes, several of these — the N4 timeline, the N12 compensation trade-off — require an active decision from landlords rather than passive compliance. Getting ahead of the paperwork now avoids scrambling once the date arrives.

Want help updating your notice templates and processes to reflect these changes? Contact our team — we help GTA landlords stay compliant as the rules shift.

This article summarizes general Residential Tenancies Act amendments and is not legal advice. Consult a paralegal or lawyer for guidance specific to your situation.