Landlord Responsibilities Under the RTA: 2026 Update

Ontario’s Residential Tenancies Act (RTA) governs almost every aspect of the landlord-tenant relationship. Whether you own one unit or twenty, understanding your legal obligations protects you from costly mistakes, tenant disputes, and Landlord and Tenant Board (LTB) applications that can drain your time and money.

This guide covers the core landlord responsibilities that every Ontario rental property owner needs to know.

Maintenance and Repair Obligations

Under Section 20 of the RTA, landlords must maintain rental units and the residential complex in a good state of repair. This is not optional — it applies regardless of the age of the property, the rent being charged, or what the lease says. You must also comply with health, safety, housing, and maintenance standards set by your municipality.

In practice, this means keeping structural elements sound, ensuring plumbing, heating, and electrical systems work properly, addressing pest infestations promptly, maintaining common areas, and fixing reported problems within a reasonable timeframe. “Reasonable” depends on urgency: a broken furnace in January requires immediate action, while a cosmetic crack in a wall might wait.

If a tenant files a T6 application at the LTB for maintenance issues, the Board can order you to complete repairs and may award the tenant a rent abatement for the period the issue persisted. Prevention through regular inspections is far cheaper than LTB orders.

Entry and Privacy

Landlords cannot enter a rental unit whenever they want. The RTA sets clear rules for entry:

24 hours written notice is required for most entries, including inspections, showings to prospective tenants (only in the final 60 days of a tenancy), and repairs. The notice must include the date, time (between 8 AM and 8 PM), and reason for entry.

No notice required only in genuine emergencies (fire, flood, immediate safety risk) or if the tenant consents at the time of entry.

Entering without proper notice or consent is a serious violation. Tenants can file a T2 application for interference with reasonable enjoyment, resulting in compensation orders against you.

Rent Increases

In Ontario, most residential rent increases are limited to the annual guideline set by the province. For units occupied before November 15, 2018, the guideline applies. For most units first occupied after November 15, 2018, the guideline does not apply (these units are exempt from rent control).

Even for exempt units, you must provide the tenant with 90 days written notice using the correct form (N1 for guideline increases, N2 for above-guideline increases). You can only increase rent once every 12 months. Above-guideline increases for non-exempt units require LTB approval and are limited to specific grounds (capital expenditures, operating cost increases, or security services).

Security Deposits and Last Month’s Rent

Ontario does not allow security deposits or damage deposits. The only deposit you can collect is a rent deposit equal to one month’s rent (or one rental period if rent is paid weekly or bi-weekly). This deposit must be applied to the tenant’s last month of rent.

You must also pay the tenant interest on the rent deposit annually, at the rate equal to the annual rent increase guideline. This is often overlooked by landlords, but tenants can raise it at the LTB.

Eviction Rules

You cannot evict a tenant without following the RTA’s formal process. This means serving the correct notice form (N4 for non-payment, N5 for interference, N12 for personal use, N13 for demolition/renovation, etc.), waiting the required notice period, filing at the LTB if the tenant does not comply, and attending a hearing.

Self-help evictions — changing locks, shutting off utilities, removing belongings, or physically removing a tenant — are illegal and can result in significant penalties. Even if a tenant owes months of rent or is damaging the property, you must go through the LTB process.

Discrimination Protections

The Ontario Human Rights Code prohibits discrimination in housing based on race, ancestry, place of origin, colour, ethnic origin, citizenship, creed, sex, sexual orientation, gender identity, age, marital status, family status, disability, and receipt of public assistance. This applies to advertising, screening, and all interactions throughout the tenancy.

Record Keeping

While the RTA doesn’t specify exact record-keeping requirements, maintaining thorough documentation protects you in disputes. Keep copies of all leases, notices, inspection reports, maintenance records, communication with tenants, and financial records. If a matter goes to the LTB, documented evidence almost always determines the outcome.

Staying Compliant Without Doing It All Yourself

For landlords who want to ensure compliance without becoming experts in the RTA, professional property management provides a structured compliance framework. At Catana Property Management, every notice we serve, every inspection we conduct, and every tenant interaction we handle follows RTA requirements. Our monthly property health snapshot flags compliance items so nothing falls through the cracks.

Frequently Asked Questions

Can I include a clause in the lease that overrides the RTA?

No. Any lease term that conflicts with the RTA is void and unenforceable, even if the tenant agreed to it. The RTA sets minimum standards that cannot be contracted away.

Am I responsible for pests in the rental unit?

Generally yes. Landlords are responsible for pest control under their maintenance obligations. The exception is if the tenant’s actions directly caused the infestation and the landlord can prove it.

Do I need to provide appliances?

If appliances were present at the start of the tenancy (whether in the lease or not), the landlord is responsible for maintaining them in working order. If they were not originally provided, you are not required to add them.

What are the penalties for violating the RTA?

The LTB can order rent abatements, compensation to tenants, and completion of repairs. For serious violations like illegal evictions, fines can reach $50,000 for individuals and $250,000 for corporations. Municipal bylaw violations carry additional penalties.