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.

A tenant moving out and leaving things behind seems like a minor inconvenience — but handling it incorrectly under Ontario law can expose you to real liability, including fines. Here's exactly what the Residential Tenancies Act requires.

The Critical First Question: Is Rent Actually Owing?

Under Section 2(3) of the RTA, a unit is not considered abandoned if the tenant isn't in arrears of rent — even if it's clearly vacant and belongings are still inside. If your tenant paid up in full and simply moved out without giving notice, you cannot treat the unit as abandoned. This single distinction determines which set of rules applies, so confirm the rent status before doing anything else.

Scenario 1: Genuine Abandonment (Rent Owing, Tenant Gone Without Notice)

If rent is in arrears and you have reasonable grounds to believe the tenant has left for good, you have two paths:

Apply to the LTB for an abandonment order under Section 79 of the RTA, which formally confirms the tenancy has ended and gives you clear legal authority to proceed.

Or give notice to both the tenant and the LTB that you intend to consider the unit abandoned. This notice starts a mandatory 30-day waiting period before you can dispose of the tenant's belongings.

Either way, you must document your basis for believing the unit is abandoned — reasonable attempts to contact the tenant, observed signs like removed furniture, and a genuine, confirmed rent arrears situation.

What You Can Do During the 30-Day Window

• Dispose of unsafe or unhygienic items immediately — spoiled food, biohazard materials, and similar items don't need to wait out the full period.

• Store everything else safely for the remainder of the 30 days.

• If the tenant contacts you during this window, you must make their belongings available at a reasonable time and a location close to the rental unit. You may require payment of rent arrears and reasonable out-of-pocket moving or storage costs before releasing the property — but you cannot simply refuse to return it.

Scenario 2: Sheriff-Enforced Eviction (A Different Rule Entirely)

If a tenant was formally evicted through an LTB order and the Sheriff enforced it, a different rule applies: you must wait 72 hours after the eviction before selling, keeping, or disposing of anything left behind — not the 30-day rule that applies to abandonment. The property must still be made available for the former tenant to retrieve at a location close to the unit.

Why Getting This Wrong Is Genuinely Costly

Following the correct process protects you from liability if you eventually sell, keep, or dispose of the property. Failing to follow it is a different story entirely: it's an offence under the RTA, and a landlord found to have violated these rules can face a fine of up to $100,000 for an individual, or $500,000 for a corporation — on top of any civil claim the tenant brings for the value of what was disposed of improperly.

What to Document Throughout the Process

• The date and basis for believing the unit is abandoned (or the eviction date, if Sheriff-enforced)

• Every attempt to contact the tenant, with dates and method

• Confirmation of the rent arrears status

• Photos of the property's condition and any belongings left behind

• Copies of any notice sent to the tenant and the LTB

What Landlords Often Get Wrong

• Assuming a vacant-looking unit is automatically abandoned, without confirming rent is actually owing.

• Disposing of belongings before the 30-day period has run, even with good intentions to "clean up" quickly for the next tenant.

• Confusing the abandonment rules with the Sheriff-eviction rules — these are genuinely different processes with different timelines, and applying the wrong one can itself constitute a violation.

The Bottom Line

Handling a former tenant's belongings correctly comes down to one critical first check — whether rent is actually owing — followed by strict adherence to whichever specific timeline applies. Given the real financial exposure for getting this wrong, this is exactly the kind of situation worth slowing down for, even when you're eager to turn the unit around quickly.

Facing a situation with belongings left behind and want to make sure you're following the correct process? Contact our team — we help GTA landlords handle this correctly from the start.

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

The N4 is the notice landlords use most often — and, because of how frequently it's used, it's also where small procedural mistakes most often derail an otherwise legitimate case at the Landlord and Tenant Board. Here's how to get it right.

What an N4 Actually Is

An N4 (Notice to End a Tenancy Early for Non-payment of Rent) is the formal notice a landlord serves when a tenant hasn't paid rent in full. It's the required first step before you can apply to the LTB for an eviction order based on non-payment — you cannot skip straight to an LTB application without first serving a valid N4.

Step 1: Confirm the Rent Is Actually in Arrears

Before serving an N4, confirm the exact amount owing and the exact date it became due. Partial payments complicate this — if a tenant has paid part of the rent, your N4 needs to reflect the actual outstanding balance, not the full rent amount, or it risks being challenged as inaccurate.

Step 2: Complete the Form Accurately

The N4 requires specific, accurate information: the tenant's name, the rental unit address, the exact amount owing, the date range it covers, and the termination date. Using an outdated version of the form, or making an error in the amount owing, is one of the most common reasons an N4 gets challenged successfully at a hearing.

Step 3: Understand the Notice Period

As of writing, the standard N4 termination period is 14 days from the date of service for most tenancies — but this is scheduled to change to 7 days for N4 notices served on or after September 21, 2026, under recent amendments to the Residential Tenancies Act. Confirm which timeline applies based on your actual service date, not the date the rent became overdue — this distinction matters and is easy to get wrong during the transition period.

Step 4: Serve the Notice Properly

Proper service matters as much as proper content. Acceptable methods generally include handing it directly to the tenant, leaving it in the mailbox or mail slot, sliding it under the door, or mailing it — each method has specific rules about when service is considered "deemed" to have occurred, which affects your calculation of the termination date. Keep clear records of how and when you served the notice.

Step 5: What Happens If the Tenant Pays

If the tenant pays the full amount owing before the termination date on the notice, the N4 is void — you cannot proceed with an eviction application based on that notice. This is a common misconception: an N4 isn't a permanent black mark once served; full payment during the notice period resolves it.

Step 6: If the Termination Date Passes Without Payment

Once the termination date passes and the tenant hasn't paid or moved out, you can file an application with the LTB (an L1 application) to formally request an eviction order and, if applicable, an order for the arrears owed. This is a separate step from serving the N4 — the notice alone doesn't end the tenancy.

Common Mistakes That Get N4 Applications Challenged

• Using an outdated form version. Always confirm you're using the current LTB-approved N4 form.

• Miscalculating the amount owing, especially where partial payments were made.

• Incorrect termination date calculation, particularly during the transition period around the September 21, 2026 notice period change.

• Poor documentation of service, leaving you unable to prove when and how the tenant actually received the notice if it's challenged.

Why Getting This Right Matters

An N4 that gets challenged successfully at a hearing doesn't just delay your case — it can mean starting the entire notice process over, adding weeks or months to an already lengthy LTB timeline. Getting the form, the math, and the service right the first time is significantly faster than fixing it after a failed hearing.

The Bottom Line

The N4 looks simple on its face, but the details — accurate arrears calculation, correct notice period, proper service, and careful documentation — are exactly where cases most often go wrong. Treating this as a routine form rather than a legal document that needs to be right the first time is a mistake that costs landlords real time and money.

Want help making sure your N4 process is airtight before you serve one? Contact our team — we help GTA landlords get this right from the start.

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