Ontario Landlord's Complete Guide to Rent Control, Eviction & Compliance (2025)

Rent control in Ontario

Ontario uses a rent increase guideline set by the provincial government each year. Most landlords cannot raise rent above the guideline without LTB approval — with one important exception.

• •2025 guideline: The rent increase guideline for 2025 is 2.5%. For covered units, you cannot raise rent above this amount without filing an Above-Guideline Increase (AGI) application with the LTB.
• •Exempt units: Residential units first occupied for residential purposes on or after November 15, 2018 are exempt from rent control. If your property is a new build or a newly created unit after that date, you can increase rent by any amount — with proper notice.
• •Minimum notice required: Regardless of whether the unit is rent-controlled or exempt, you must provide 90 days' written notice before any rent increase takes effect.

Above-Guideline Increases (AGIs)

If your operating costs have increased beyond what the guideline covers, you can apply to the LTB for an above-guideline rent increase. Eligible grounds include:

• •Extraordinary increases in municipal taxes or utilities
• •Capital expenditures — major repairs or improvements that improve or restore the property to a state of good repair
• •Eligible operating costs that have increased beyond guideline levels

AGI applications require documentation of costs and are served on tenants, who can dispute the application at a hearing. The process typically takes several months.

Required notices and the N-form system

Ontario uses standardized forms (N-forms) for most landlord notices. Using the wrong form — or the right form with incorrect information — can void the notice and require you to start over.

1. 1N4 — Non-payment of rent

   Served when a tenant has not paid rent on time. Requires 14 days' notice for monthly tenancies. The tenant can void the N4 at any time before the termination date by paying all rent owing (including any NSF fees permitted under the Act).

   If the tenant doesn't pay and doesn't leave by the termination date, you file an L1 application with the LTB. A timestamped payment record showing the missed payment is your primary evidence.

2. 2N8 — End of tenancy (periodic tenancy)

   Used to terminate a month-to-month tenancy for specific grounds: persistent late payment, impaired safety of other occupants or the landlord, or too many occupants. Requires 60 days' notice for monthly tenancies.

   You cannot end a periodic tenancy simply because you want the unit back — a valid ground must apply.

3. 3N12 — Landlord's own use

   Used when you, an immediate family member, or a caregiver you're employing needs to move into the unit. Requires 60 days' notice, must coincide with the end of the lease term or a rent period.

   You must also pay the tenant one month's rent as compensation when the N12 is served. The LTB takes misuse of the N12 seriously — fines apply for bad-faith filings.

4. 4N13 — Demolition, major repairs, or conversion

   Used when vacant possession is required for demolition, major renovation requiring a building permit, or conversion to a non-residential use. Requires 120 days' notice. Tenants have the right of first refusal to return after renovation.

The Ontario Standard Lease

Since April 30, 2018, all new residential tenancy agreements in Ontario must use the Ontario Standard Lease. This applies to most private residential rentals — apartments, houses, basement suites, secondary suites, and condos.

If you don't provide a Standard Lease:

• •Your tenant can request it in writing at any time during the tenancy.
• •You have 21 days to provide it once formally requested.
• •If you fail to provide the Standard Lease within 21 days of a written request, the tenant may withhold one month's rent.
• •If still not provided 30 days after the request, the tenant can keep the withheld rent permanently.

The Standard Lease is available from the Ontario government at no cost. Additional clauses are permitted, but any clause that contradicts the Residential Tenancies Act is automatically void — even if both parties signed it.

The LTB process

The Landlord and Tenant Board is Ontario's dispute resolution tribunal for residential tenancies. Most landlord-tenant disputes — non-payment, eviction, damage claims, harassment — are resolved here.

• •Filing fees: L1 (non-payment eviction) is $201 online. L2 (eviction for other grounds) is $201. Fees may be ordered against the other party at the hearing.
• •Timelines: Vary significantly by region and application type. Non-payment applications (L1) are typically processed faster than other types.
• •Enforcement: An LTB eviction order does not enforce itself. If a tenant does not vacate, you must request enforcement through the Court Enforcement Office (Sheriff), which adds time and an additional fee.
• •Documentation at the hearing: Bring payment records, copies of all notices with proof of service, and communication logs. A complete rent payment log with dates, amounts, and methods is far more compelling evidence than a reconstructed spreadsheet.

Annual compliance checklist for Ontario landlords

1. 1Review rent increase timing

   If you plan to raise rent in the next 12 months, serve the written notice of rent increase at least 90 days before the increase date. Confirm whether your unit is rent-controlled before setting the new amount.

2. 2Audit your lease agreements

   Ensure all current tenancy agreements use the Ontario Standard Lease. For any new or renewed fixed-term agreements, use the most current version from the LTB website — it is updated periodically.

3. 3Track lease expiry dates

   Know when each fixed-term lease expires. At expiry, if no action is taken, the tenancy automatically converts to month-to-month on identical terms. Begin renewal conversations at least 60 days out.

4. 4Maintain a complete payment record

   Keep a log for every tenant showing date received, amount, payment method, and which rental period the payment covers. At an LTB hearing, this record — not your memory — is what the adjudicator will rely on.

5. 5Document maintenance requests and responses

   Ontario landlords are legally required to maintain rental units in a good state of repair. Log all maintenance requests and your responses with dates. A tenant can file an LTB application against you for failure to maintain — documented responses are your defence.