Renting in Toronto
A guide for people renting a home and for owners renting out a condo. It explains the rules in Ontario’s Residential Tenancies Act in plain words, with the law quoted word for word. Read the part you need, and we can check your real contract together.
- Tenants: I help from paperwork to the Agreement to Lease, the standard lease and move-in, in English or Korean
- Landlords: I list your unit, screen tenants within what the law allows, and prepare the lease
- In a consultation I can walk you through rent levels and tenant demand in each area
Where to start
Pick the one that fits you today.
I want to rent a home
Newcomers, students and families. Step by step from paperwork to move-in.
See the 6 stepsI want to rent out my condo
Screening, the standard lease, deposit interest, rent increase notices and what to do about unpaid rent.
See the landlord guideTalk to me now
You know what you want, or you have a unit to rent out. Contact me.
Ask about renting6 steps to rent a home
The usual order when you rent with a real estate agent in the GTA. Where the law sets a rule, the sections below quote it.
Get your papers ready
Photo ID, a job letter or pay stubs (proof of income), a credit report (Equifax or TransUnion) and contacts for references (a past landlord or employer). Newcomers with no Canadian credit often add proof of savings, a guarantor, or documents from a job or school in Korea. What a landlord may ask for is set by law (see “Discrimination and screening” below).
Search and see units
I narrow down units by area, budget and move-in date, and we go see them. In the GTA the landlord’s side usually pays the agent’s fee, so most tenants get help at no cost (this can differ by deal, so ask). For a condo, we also check building rules on pets, smoking and move-in booking.
Application and Agreement to Lease
Real estate agents usually use OREA’s standard Rental Application (Form 410) and Agreement to Lease (Form 400). The Agreement to Lease is your proposal to the landlord: it sets the rent, move-in date, term and what is included (parking, utilities). It is common to have the first month’s rent and last month’s rent (the rent deposit) ready as a bank draft when you submit it.
Sign the standard lease
Once the landlord accepts your Agreement to Lease, you sign Ontario’s standard lease (Residential Tenancy Agreement, Standard Form of Lease). It has been required for most home rentals since April 30, 2018. Any added term (section 15) that breaks the law, such as “no pets” or a damage deposit, is void.
Deposit and move-in check
The only deposit a landlord may take is one month’s rent (your last month’s rent), and they must pay interest on it each year. A key deposit is allowed only if refundable and no more than the real replacement cost. On move-in day, take photos and video of the unit and send them to the landlord. The law does not require this, but it prevents damage disputes later.
Move in and the first month
The landlord must give you a signed copy of the lease within 21 days, and the Landlord and Tenant Board’s (LTB) “Information for New Tenants” sheet by your move-in date. Get tenant insurance (liability and contents) and put utilities and internet in your name. Pay rent on the agreed day and by the agreed method. A landlord cannot force you to pay by post-dated cheques or automatic debit.
Ontario law every tenant should know
The quotes below are copied word for word from the law and official guides. The “In plain words” lines are our explanation, not an official translation.
Ontario’s standard lease
The government form (Standard Form of Lease). A guide to it is available in Korean.
Required since April 30, 2018
Most home rentals (houses, apartments, condos, basement units) must use this form. Care homes, mobile home sites, most social housing and co-ops are not covered.
Guide in Korean
The ontario.ca guide page has the standard lease guide as a Korean PDF. The lease form itself is not in Korean, so use the Korean guide to understand each box as you fill it in.
If you do not get a standard lease
Ask for one in writing. If the landlord does not give it within 21 days, you may hold back up to one month’s rent that comes due after that. If you still do not get one, you may be able to end a fixed-term lease early.
Added terms that break the law are void
The guide gives examples: no pets, no guests or roommates, damage deposits or penalties, making the tenant pay for repairs the landlord must do. These terms have no effect even if written in. (If condo rules limit pets, you must follow the condo rules.)
What the law says 3
The standard lease is required for most residential tenancy agreements signed on or after April 30, 2018.In plain wordsMost home rental contracts signed on or after April 30, 2018 must use the government’s standard lease form.
Source: ontario.ca/page/guide-ontarios-standard-lease · checked Oct 30, 2026
If a tenancy agreement entered into on or after June 17, 1998 is in writing, the landlord shall give a copy of the agreement, signed by the landlord and the tenant, to the tenant within 21 days after the tenant signs it and gives it to the landlord.In plain wordsWithin 21 days after you sign and hand in the lease, the landlord must give you a copy signed by both sides.
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
If at least 21 days have elapsed since the day the tenant made the demand and the landlord has not complied with the demand, the tenant may, subject to subsections (7) and (8), withhold rent payments that become due after the expiry of that 21-day period.In plain wordsIf you ask in writing for a standard lease and the landlord does not give you one within 21 days, you may hold back rent that comes due after that (up to one month’s rent).
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
Deposit rules
Very different from Korea’s jeonse and wolse deposits. The only deposit allowed is one month’s rent.
Rent deposit = last month’s rent
A landlord may take up to one month’s rent as a deposit when you sign, and must use it as your last month’s rent. It cannot be used for damage or cleaning.
Damage and pet deposits are illegal
The law allows only the rent deposit and a (refundable) key deposit. Any other deposit or fee breaks section 134, and you can apply to the LTB (Form T1) to get it back.
Interest every year
The rate equals that year’s rent increase guideline. If the landlord does not pay it, you may deduct it from your next rent (s. 106 (9)).
Prepaid rent (several months up front)
The law limits what a landlord can require to a one-month deposit. Some newcomers choose to prepay several months themselves, but a landlord cannot demand it as a condition. If you do it, write the amount and which months it covers into the lease, and check with a lawyer or the LTB first.
Deposit $2,000, 2026 guideline 2.1% → $42 interest for the year. In 2027 (1.9%) it is $38. This is a reference calculation; the real rate is the guideline in effect when the payment is due.
What the law says 5
The only security deposit that a landlord may collect is a rent deposit collected in accordance with section 106.In plain wordsThe only deposit a landlord may take is a rent deposit under section 106. No damage deposit, no pet deposit.
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
The amount of a rent deposit shall not be more than the lesser of the amount of rent for one rent period and the amount of rent for one month.In plain wordsThe rent deposit cannot be more than one month’s rent (or one rent period, whichever is less).
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
A landlord of a rental unit shall pay interest to the tenant annually on the amount of the rent deposit at a rate equal to the guideline determined under section 120 that is in effect at the time payment becomes due.In plain wordsEvery year the landlord must pay you interest on the deposit. The rate is the same as that year’s rent increase guideline.
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
A landlord shall apply a rent deposit that a tenant has paid to the landlord or to a former landlord in payment of the rent for the last rent period before the tenancy terminates.In plain wordsThe deposit must be used as the rent for your last month. That is why people call it “last month’s rent”.
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
Payment of a refundable key, remote entry device or card deposit, not greater than the expected direct replacement costs.In plain wordsA key, fob or access card deposit is allowed, but it must be refundable and no more than the real cost to replace it.
Source: ontario.ca/laws/regulation/060516 · checked Oct 30, 2026
Rent increases
For most units: once a year, and no more than the government guideline.
2.1% for 2026, 1.9% for 2027
From the guideline table on ontario.ca. By law the guideline can never be more than 2.5%.
Once every 12 months, 90 days’ written notice
12 months must pass since the last increase (or since you moved in), and the landlord must use LTB Form N1 at least 90 days ahead. An increase without proper notice is void (s. 116 (4)).
No cap for buildings first occupied after November 15, 2018
Buildings, additions and most new basement units first lived in after that date have no cap (s. 6.1). The once-a-year and 90-day rules still apply. Keep this in mind when renting a new condo.
Raising rent above the guideline
The landlord must apply to the LTB (Form L5) for approval. The two sides can also agree to add a service (parking, air conditioning) for a higher rent (s. 121).
Rent $2,500, 2026 guideline 2.1% → increase $52.50, new rent $2,552.50. The ontario.ca example applies 1.9% for 2027 to $1,000, giving $1,019.
What the law says 4
The rent increase guideline for 2027 is 1.9%.In plain wordsThe guideline for 2027 is 1.9%. The table on the same page shows 2.1% for 2026.
Source: ontario.ca/page/residential-rent-increases · checked Oct 30, 2026
A landlord shall not increase the rent charged to a tenant for a rental unit without first giving the tenant at least 90 days written notice of the landlord’s intention to do so.In plain wordsTo raise the rent, the landlord must give at least 90 days’ written notice (LTB Form N1).
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
The guideline for a calendar year shall be not more than 2.5 per cent.In plain wordsThe guideline can never be more than 2.5% in a year.
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
New buildings, additions to existing buildings and most new basement apartments that are occupied for the first time for residential purposes after November 15, 2018 are exempt from rent control.In plain wordsNew buildings and most new basement units first lived in after November 15, 2018 have no cap on increases. The once-a-year and 90-day notice rules still apply.
Source: ontario.ca/page/residential-rent-increases · checked Oct 30, 2026
When the landlord may enter
A rented home is the tenant’s home. The landlord may enter only when the law allows.
Usually 24 hours’ written notice
For repairs, inspections, visits by a lender or insurer, or showing the unit to a buyer, the landlord needs written notice 24 hours ahead with the reason, date and a time between 8 a.m. and 8 p.m.
Entry without notice
Only in an emergency, or if you agree at the moment of entry. Once the tenancy is ending, the landlord may show the unit to new tenants between 8 a.m. and 8 p.m. after making a reasonable effort to tell you (s. 26 (3)).
If the rules are broken
Illegal entry is a reason for a tenant to file Form T2 (tenant rights) with the LTB.
What the law says 3
A landlord may enter a rental unit only in accordance with section 26 or 27.In plain wordsThe landlord may come in only in the cases the law allows (sections 26 and 27).
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
The written notice under subsection (1) or (2) shall specify the reason for entry, the day of entry and a time of entry between the hours of 8 a.m. and 8 p.m.In plain wordsThe 24-hour written notice must say why, what day, and a time between 8 a.m. and 8 p.m.
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
A landlord or, with the written authorization of a landlord, a broker or salesperson registered under the Trust in Real Estate Services Act, 2002, may enter a rental unit in accordance with written notice given to the tenant at least 24 hours before the time of entry to allow a potential purchaser to view the rental unit.In plain wordsTo show the unit to a buyer, the landlord (or a real estate agent with the landlord’s written permission) still needs 24 hours’ written notice.
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
Repairs and maintenance
The landlord fixes things. The tenant keeps the unit clean and fixes damage they caused.
Landlord: keep it fit to live in
Heating, electrical, plumbing, appliances the landlord supplied, doors and windows, and pest problems are the landlord’s to fix. This is true even for problems you knew about before signing.
Tenant: cleanliness and your own damage
Keep the unit reasonably clean, and fix or pay for damage you or your guests caused, on purpose or by carelessness. Normal wear and tear is not your responsibility.
If repairs are not done
Ask in writing (email or text) first and keep records. You can report to the city’s property standards office, and you can file Form T6 (maintenance) with the LTB for a rent reduction or a repair order. Simply not paying rent is risky.
Vital services cannot be cut off
It is an offence for a landlord to deliberately cut off water, electricity, gas, fuel or heat, even if rent is late.
What the law says 3
A landlord is responsible for providing and maintaining a residential complex, including the rental units in it, in a good state of repair and fit for habitation and for complying with health, safety, housing and maintenance standards.In plain wordsThe landlord must keep the building and your unit in good repair and fit to live in, and must meet health, safety and housing standards.
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
Subsection (1) applies even if the tenant was aware of a state of non-repair or a contravention of a standard before entering into the tenancy agreement.In plain wordsEven if you knew something was broken before you signed, the landlord still has to fix it.
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
If a landlord provides heat, it must be kept at a minimum temperature of 20o Celsius from September 1 to June 15. However, some municipal standards may be higher.In plain wordsIf the landlord provides heat, it must be at least 20°C from September 1 to June 15. Some cities set a higher standard.
Source: tribunalsontario.ca/documents/ltb/Brochures/Maintenance%20and%20Repairs.html · checked Oct 30, 2026
Ending your tenancy
What happens when you want to leave, or when your lease term ends.
When you leave: Form N9, 60 days
Whether month-to-month or a one-year lease, give at least 60 days’ notice on Form N9. The end date must be the last day of a rental period (usually the end of a month), and a fixed-term lease cannot end before its term is over. There are special rules for moving at the end of February or March (s. 44 (5)).
After a one-year lease: automatic month-to-month
You can stay on the same terms without signing a new lease. The landlord cannot say “the lease is over, move out.” Whether to sign a new one-year lease is up to both sides.
Leaving early: agreement (N11) or assignment
You can agree on a date with the landlord (Form N11), or ask to assign the lease to someone else. The landlord cannot refuse an assignment unreasonably. If they refuse or do not answer within 7 days, you can end the tenancy with 30 days’ notice.
Leaving without proper notice
You may owe rent until a new tenant moves in, or until the date you could have ended it with proper notice. The LTB brochure example: leave a one-year lease after 8 months and you may owe the remaining months.
What the law says 4
A tenant may terminate a tenancy at the end of a period of the tenancy or at the end of the term of a tenancy for a fixed term by giving notice of termination to the landlord in accordance with section 44.In plain wordsYou can end your tenancy at the end of your lease term, or at the end of a rental month, by giving notice as section 44 says.
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
A notice under section 47, 58 or 144 to terminate a monthly tenancy shall be given at least 60 days before the date the termination is specified to be effective and that date shall be on the last day of a rental period.In plain wordsFor a month-to-month tenancy, give at least 60 days’ notice, and the end date must be the last day of a rental period. Use Form N9.
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
If a tenancy agreement for a fixed term ends and has not been renewed or terminated, the landlord and tenant shall be deemed to have renewed it as a monthly tenancy agreement containing the same terms and conditions that are in the expired tenancy agreement and subject to any increases in rent charged in accordance with this Act.In plain wordsWhen a one-year lease ends, it automatically becomes month-to-month with the same terms. You do not have to sign a new lease or move out.
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
A tenant cannot be required to agree to end their tenancy as a condition of renting a unit.In plain wordsA landlord cannot make you sign an agreement to leave (N11) or a notice (N9) as a condition of renting. Such a signature is not valid.
Source: tribunalsontario.ca/documents/ltb/Brochures/How%20a%20Tenant%20Can%20End%20Their%20Tenancy.html · checked Oct 30, 2026
Types of eviction notice
A notice (N form) is only the first step. If the tenant does not move, the landlord must apply to the LTB for an order.
| Form | Reason | Minimum notice | Good to know |
|---|---|---|---|
| N4 | Unpaid rent | 7 days | Paying everything owed before the landlord files with the LTB (L1) voids the notice. For a notice given before September 21, 2026, it was 14 days for monthly rent (LTB brochure) |
| N5 | Disturbing others, damage, overcrowding | 20 days (first notice) | Fixing the problem within 7 days voids the notice. A second notice within 6 months: 14 days |
| N12 | Landlord, family or caregiver moving in, or a purchaser moving in | 60 days | Must honestly plan to live there at least one year. One month’s compensation (except a landlord’s own use with 120+ days’ notice). The tenant may leave earlier with 10 days’ notice |
| N13 | Demolition, change of use, major repairs | 120 days | Ask in writing before you leave for the right of first refusal to move back after repairs |
A notice does not mean you must leave
The landlord must apply to the LTB, go through a hearing and get an eviction order. Even then, only the Sheriff (the Court Enforcement Office) can enforce it. You can go to the hearing and explain your situation.
A false N12 is punishable
If the landlord or family does not really move in, the former tenant can file Form T5 within one year of moving out, and the LTB can order the landlord to pay the rent difference and more. The fine for breaking the Act is up to $100,000 for an individual.
If the home is sold, your lease continues
The new owner takes over the lease and the deposit. If the buyer wants to live there, an N12 (60 days, one month’s compensation) is needed, and only if the building has 3 or fewer units.
What the law says 7
A tenancy may be terminated only in accordance with this Act.In plain wordsA tenancy can only end the way this law says. A lease cannot change that.
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
Even if your landlord gives you written notice, you don't have to move out. Your landlord must first apply for and receive an eviction order from the LTB. You have the right to go to a hearing and explain why you should not be evicted.In plain wordsA notice alone does not mean you must leave. The landlord must get an eviction order from the LTB, and you can go to the hearing and tell your side.
Source: ontario.ca/page/renting-ontario-your-rights · checked Oct 30, 2026
If a tenant fails to pay rent lawfully owing under a tenancy agreement, the landlord may give the tenant notice of termination of the tenancy effective not earlier than the 7th day after the notice is given.In plain wordsIf rent is not paid, the landlord can give an N4 notice with a termination date at least 7 days later (rule changed September 21, 2026). If you pay everything owed first, the notice is void.
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
The date for termination specified in the notice shall be at least 60 days after the notice is given and shall be the day a period of the tenancy ends or, where the tenancy is for a fixed term, the end of the term.In plain wordsAn N12 notice (landlord or family moving in) needs at least 60 days, and the end date must be the end of a rental period or of the lease term.
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
Subject to subsection (2), a landlord shall compensate a tenant in an amount equal to one month’s rent or offer the tenant another rental unit acceptable to the tenant if the landlord gives the tenant a notice of termination of the tenancy under section 48.In plain wordsA landlord giving an N12 must pay one month’s rent or provide another unit you accept. There is an exception in subsection (2), quoted next.
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
If your landlord gives you 120 days notice or more to evict you for personal use, your landlord does not have to give you the equivalent of 1 month’s rent or offer you another unit.In plain wordsSince September 21, 2026, if the landlord gives 120 days or more of notice for their own or family use, no one-month compensation is owed. This exception does not apply when a purchaser is moving in.
Source: ontario.ca/page/renting-ontario-your-rights · checked Oct 30, 2026
The date for termination specified in the notice shall be at least 120 days after the notice is given and shall be the day a period of the tenancy ends or, where the tenancy is for a fixed term, the end of the term.In plain wordsAn N13 notice (demolition, change of use, or major repairs that need a permit and an empty unit) needs at least 120 days.
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
Applying to the LTB
The Landlord and Tenant Board is the Ontario tribunal that hears landlord and tenant disputes.
Applications tenants use most
T2 (tenant rights: illegal entry, harassment, changed locks, vital services cut off), T6 (maintenance), T1 (refund of money collected illegally), T5 (bad-faith notice). You can file on the online portal.
Filing fees
On the date checked, T1, T2, T5 and T6 cost $53 ($48 on the portal). A fee waiver request exists. Fees are not refunded.
Deadline
Applications about a landlord’s breach (s. 29) must be filed within one year of the event.
Phone and help
LTB 1-888-332-3234. For offences (cutting vital services, changing locks, harassment) you can also contact Ontario’s Rental Housing Enforcement Unit at 1-888-772-9277. Free legal help: community legal clinics through Legal Aid Ontario (1-800-668-8258).
What the law says 2
No application may be made under subsection (1) more than one year after the day the alleged conduct giving rise to the application occurred.In plain wordsA tenant must file an LTB application about a landlord’s breach (no repairs, illegal entry, harassment and so on) within one year of the event.
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
Please note that LTB fees are non-refundable.In plain wordsLTB filing fees are not refunded. On the date checked, tenant applications (T1, T2, T5, T6) cost $53 ($48 on the online portal) and landlord applications (L1, L2, L3, L9, L10) cost $201 ($186 on the portal).
Source: tribunalsontario.ca/ltb/forms-filing-and-fees/ · checked Oct 30, 2026
Discrimination and screening
What a landlord may and may not ask is set by the Human Rights Code and its regulation.
What may be asked
Permission for a credit check, credit references, rental history, income information (only together with those), a guarantor, and the rent deposit the law allows. The regulation permits no other inquiries.
What cannot be a reason to refuse
Race, where you come from, citizenship or PR status, religion, sex, sexual orientation, age, marital status, having children, disability, or receiving public assistance. If you are refused for these reasons, you can apply to the Human Rights Tribunal of Ontario.
No credit history
The Human Rights Commission policy says a lack of Canadian credit or rental history should not count against you. Asking only newcomers for a guarantor is also not allowed.
Exception
If you share a kitchen or bathroom with the owner or their family, the Code’s housing protection does not apply (s. 21 (1)). Such units are also mostly outside the Residential Tenancies Act.
What the law says 6
Every person has a right to equal treatment with respect to the occupancy of accommodation, without discrimination because of race, ancestry, place of origin, colour, ethnic origin, citizenship, creed, sex, sexual orientation, gender identity, gender expression, age, marital status, family status, disability or the receipt of public assistance.In plain wordsA landlord cannot refuse you because of race, where you come from, citizenship, religion, sex, age, marital or family status (such as having children), disability or getting public assistance.
Source: ontario.ca/laws/statute/90h19 · checked Oct 30, 2026
A landlord may request credit references and rental history information, or either of them, from a prospective tenant and may request from a prospective tenant authorization to conduct credit checks on the prospective tenant.In plain wordsA landlord may ask for credit references, rental history, and permission to run a credit check.
Source: ontario.ca/laws/regulation/980290 · checked Oct 30, 2026
A landlord may request income information from a prospective tenant only if the landlord also requests information listed in subsection (1).In plain wordsIncome can be asked about only together with credit and rental history, and must be looked at together with them (unless nothing else is available).
Source: ontario.ca/laws/regulation/980290 · checked Oct 30, 2026
A landlord may require a prospective tenant to obtain a guarantee for the rent.In plain wordsA landlord may ask for a guarantor. But under the Human Rights Commission policy, the rule must be the same for everyone, not only for newcomers.
Source: ontario.ca/laws/regulation/980290 · checked Oct 30, 2026
Rental history, credit references and/or credit checks may be requested. A lack of rental or credit history should not be viewed negatively.In plain wordsHaving no Canadian credit or rental history should not count against you. This matters a lot for newcomers.
Source: ohrc.on.ca/en/policy-human-rights-and-rental-housing · checked Oct 30, 2026
It is illegal for housing providers to apply a rent-to-income ratio such as a 30% cut-off rule.In plain wordsRules like “rent must be under 30% of income” are illegal (except for rent-geared-to-income housing).
Source: ohrc.on.ca/en/policy-human-rights-and-rental-housing · checked Oct 30, 2026
Tenant insurance
The landlord’s building insurance does not cover your belongings.
Liability insurance
If a fire or leak you cause damages other units or the building, you have to pay. Section 11 of the standard lease lets the landlord require this insurance, and you must show proof if asked.
Contents insurance
Covers your furniture, electronics and clothes against fire, theft and water damage. It is not required, but most policies bundle both, so get quotes.
What the law says 1
In this section, a landlord and tenant can agree whether the tenant must have liability insurance. If the landlord asks for proof of coverage, the tenant must provide it.In plain wordsSection 11 of the standard lease lets both sides agree that the tenant must carry liability insurance, and the tenant must show proof if asked. Contents insurance for your own things is your choice.
Source: ontario.ca/page/guide-ontarios-standard-lease · checked Oct 30, 2026
Practical tips for newcomers and students
These are not law. They are things that have worked on the ground. Use what fits you.
No Canadian credit history
A bank letter showing savings, English copies of your Korean job and income papers, an admission letter or job contract, and a guarantor who lives in Canada all help. A landlord should not refuse you only for having no history, but well-prepared applicants get picked faster.
References
If you have no past landlord here, a manager, professor or your landlord in Korea (an English email works) can be a reference.
Be careful signing before you arrive
Sending money for a unit you have not seen is risky. I can view it for you and send video, and money should go only to a brokerage trust account or after the landlord’s identity is confirmed.
Short-term stay first
Many people stay in short-term housing for a month or two and see the neighbourhoods in person. Check the commute, schools and distance to Korean grocery stores before signing a one-year lease.
Ontario law every landlord should know
Written for an investor renting out one condo. Following the rules avoids most disputes.
Screening tenants: what is allowed
Only the methods in the Human Rights Code regulation (O. Reg. 290/98) may be used.
Allowed
Credit check (with consent), credit references, past landlord references, income confirmation (only together with credit and rental history), a guarantor (same rule for every applicant), and a one-month rent deposit.
Not allowed
Rules like “rent must be under 30% of income,” refusing because of country of origin, citizenship, religion, children, disability or public assistance, asking only newcomers for a guarantor or prepaid rent, and damage or pet deposits.
Watch your ad wording
Ads like “no children,” “professionals only” or “Canadian citizens only” can be discrimination on their own. When a real estate agent runs the ad, RECO advertising rules also apply.
Keep records
Keeping the applications and check results shows you applied the same standard to everyone, which helps if there is a dispute.
What the law says 6
Every person has a right to equal treatment with respect to the occupancy of accommodation, without discrimination because of race, ancestry, place of origin, colour, ethnic origin, citizenship, creed, sex, sexual orientation, gender identity, gender expression, age, marital status, family status, disability or the receipt of public assistance.In plain wordsA landlord cannot refuse you because of race, where you come from, citizenship, religion, sex, age, marital or family status (such as having children), disability or getting public assistance.
Source: ontario.ca/laws/statute/90h19 · checked Oct 30, 2026
A landlord may request credit references and rental history information, or either of them, from a prospective tenant and may request from a prospective tenant authorization to conduct credit checks on the prospective tenant.In plain wordsA landlord may ask for credit references, rental history, and permission to run a credit check.
Source: ontario.ca/laws/regulation/980290 · checked Oct 30, 2026
A landlord may request income information from a prospective tenant only if the landlord also requests information listed in subsection (1).In plain wordsIncome can be asked about only together with credit and rental history, and must be looked at together with them (unless nothing else is available).
Source: ontario.ca/laws/regulation/980290 · checked Oct 30, 2026
A landlord may require a prospective tenant to obtain a guarantee for the rent.In plain wordsA landlord may ask for a guarantor. But under the Human Rights Commission policy, the rule must be the same for everyone, not only for newcomers.
Source: ontario.ca/laws/regulation/980290 · checked Oct 30, 2026
Rental history, credit references and/or credit checks may be requested. A lack of rental or credit history should not be viewed negatively.In plain wordsHaving no Canadian credit or rental history should not count against you. This matters a lot for newcomers.
Source: ohrc.on.ca/en/policy-human-rights-and-rental-housing · checked Oct 30, 2026
It is illegal for housing providers to apply a rent-to-income ratio such as a 30% cut-off rule.In plain wordsRules like “rent must be under 30% of income” are illegal (except for rent-geared-to-income housing).
Source: ohrc.on.ca/en/policy-human-rights-and-rental-housing · checked Oct 30, 2026
Filling in the standard lease
Use the government form as is, and add terms only within the law.
Boxes to fill
Your legal name and notice address (1, 3), condo status and parking (2), term (4), rent, due date and payment method (5), included services and who pays utilities (6), rent deposit and key deposit (8, 9), smoking (10), tenant insurance (11).
Additional terms (15)
Rules specific to the unit, such as move-in booking, noise and amenities, can go here. Terms that take away a legal right (no pets, no guests, damage deposit, shifting landlord repairs to the tenant) are void. For a building first occupied after November 15, 2018, ontario.ca suggests stating in section 15 that the unit is exempt from the guideline and keeping proof (such as the occupancy permit).
Copy within 21 days
If you do not give the tenant a signed copy within 21 days, you cannot require rent until you do (s. 12 (4)). You must also give the LTB’s “Information for New Tenants” sheet by the move-in date.
After one year
The lease automatically becomes month-to-month. Having the tenant pre-sign an N11 to leave after a year is void. If you both want a new one-year lease, agree on it then.
What the law says 3
The standard lease is required for most residential tenancy agreements signed on or after April 30, 2018.In plain wordsMost home rental contracts signed on or after April 30, 2018 must use the government’s standard lease form.
Source: ontario.ca/page/guide-ontarios-standard-lease · checked Oct 30, 2026
If a tenancy agreement entered into on or after June 17, 1998 is in writing, the landlord shall give a copy of the agreement, signed by the landlord and the tenant, to the tenant within 21 days after the tenant signs it and gives it to the landlord.In plain wordsWithin 21 days after you sign and hand in the lease, the landlord must give you a copy signed by both sides.
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
If at least 21 days have elapsed since the day the tenant made the demand and the landlord has not complied with the demand, the tenant may, subject to subsections (7) and (8), withhold rent payments that become due after the expiry of that 21-day period.In plain wordsIf you ask in writing for a standard lease and the landlord does not give you one within 21 days, you may hold back rent that comes due after that (up to one month’s rent).
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
Deposit and interest
You may take only a one-month rent deposit and a refundable key deposit.
One month only, used as last month’s rent
Collect up to one month’s rent before or when you sign, and apply it to the last month. It cannot be used for damage. For damage, apply separately to the LTB (L2 or L10).
Interest each year
Pay interest every 12 months from the day the deposit was paid, at that year’s guideline rate. If the rent goes up and the deposit needs topping up, you can offset it against the interest (s. 106 (7)). If you do not pay it, the tenant may deduct it from rent.
Key and access card deposit
Only up to the real replacement cost, and only if refundable.
Rent $2,400, deposit $2,400, 2026 guideline 2.1% → $50.40 interest for the year. If rent rises to $2,450, you may top up the deposit by $50 (s. 106 (3)), and you can deduct that $50 from the $50.40 interest and pay $0.40 (s. 106 (7)). Reference calculation only.
What the law says 5
The only security deposit that a landlord may collect is a rent deposit collected in accordance with section 106.In plain wordsThe only deposit a landlord may take is a rent deposit under section 106. No damage deposit, no pet deposit.
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
The amount of a rent deposit shall not be more than the lesser of the amount of rent for one rent period and the amount of rent for one month.In plain wordsThe rent deposit cannot be more than one month’s rent (or one rent period, whichever is less).
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
A landlord of a rental unit shall pay interest to the tenant annually on the amount of the rent deposit at a rate equal to the guideline determined under section 120 that is in effect at the time payment becomes due.In plain wordsEvery year the landlord must pay you interest on the deposit. The rate is the same as that year’s rent increase guideline.
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
A landlord shall apply a rent deposit that a tenant has paid to the landlord or to a former landlord in payment of the rent for the last rent period before the tenancy terminates.In plain wordsThe deposit must be used as the rent for your last month. That is why people call it “last month’s rent”.
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
Payment of a refundable key, remote entry device or card deposit, not greater than the expected direct replacement costs.In plain wordsA key, fob or access card deposit is allowed, but it must be refundable and no more than the real cost to replace it.
Source: ontario.ca/laws/regulation/060516 · checked Oct 30, 2026
How to give a rent increase notice
An increase done out of order is void, and you may have to pay it back.
1. Check the 12 months
Confirm 12 months have passed since the move-in date or the last increase.
2. Work out the amount
Up to 2.1% for 2026 and 1.9% for 2027. A building first occupied after November 15, 2018 has no cap, but you must keep proof.
3. Form N1, 90 days ahead
Write the new rent and start date on LTB Form N1 and give it at least 90 days ahead. Add mailing time (5 days) if you mail it.
4. Above the guideline
For major repairs or security costs you can apply to the LTB (Form L5, above-guideline increase). On the date checked, the fee is $233 for the first ten units.
What the law says 4
The rent increase guideline for 2027 is 1.9%.In plain wordsThe guideline for 2027 is 1.9%. The table on the same page shows 2.1% for 2026.
Source: ontario.ca/page/residential-rent-increases · checked Oct 30, 2026
A landlord shall not increase the rent charged to a tenant for a rental unit without first giving the tenant at least 90 days written notice of the landlord’s intention to do so.In plain wordsTo raise the rent, the landlord must give at least 90 days’ written notice (LTB Form N1).
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
The guideline for a calendar year shall be not more than 2.5 per cent.In plain wordsThe guideline can never be more than 2.5% in a year.
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
New buildings, additions to existing buildings and most new basement apartments that are occupied for the first time for residential purposes after November 15, 2018 are exempt from rent control.In plain wordsNew buildings and most new basement units first lived in after November 15, 2018 have no cap on increases. The once-a-year and 90-day notice rules still apply.
Source: ontario.ca/page/residential-rent-increases · checked Oct 30, 2026
If the tenant does not pay rent
The order is: N4 notice → wait → L1 application → hearing → order → Sheriff. You cannot remove a tenant yourself.
1. Form N4
You can give it the day after rent was due, with a termination date at least 7 days later (since September 21, 2026). List only rent owed, not the deposit or NSF fees. If the tenant pays everything owed first, the notice is void.
2. Form L1
File with the LTB from the day after the termination date, while the tenant still lives there. On the date checked, the fee is $201 ($186 on the portal). To collect rent without eviction use L9; if the tenant has moved out, L10 (within one year of moving out).
3. A payment plan is another option
Even after filing the L1, you can settle it by agreeing on a payment plan with the tenant. If you do, you must use the LTB’s Payment Agreement form, and once the LTB issues a consent order on it, the hearing is cancelled. If the tenant breaks the plan, you have 30 days to ask the LTB to reopen the case or, if the tenant agreed to that term, to file an L4 without a hearing.
Never do this
Change the locks, remove belongings, cut water, power or heat, or threaten the tenant. These are offences with fines up to $100,000 for an individual. Even an LTB eviction order can only be enforced by the Sheriff.
What the law says 5
If the tenant pays all the rent they owe before the landlord files an application to the LTB, the Notice to End a Tenancy Early for Non-payment of Rent is void and the tenant does not have to move out.In plain wordsIf the tenant pays everything owed before the landlord files the L1 application, the N4 is void and the tenant stays.
Source: tribunalsontario.ca/documents/ltb/Brochures/If%20a%20Tenant%20Does%20Not%20Pay%20Rent.html · checked Oct 30, 2026
Another option is to try to resolve your L1 application by agreeing on a payment plan with your tenant. Use the Payment Agreement Form and ask the LTB to issue a consent order based on the agreement. If a consent order is issued, the hearing will be cancelled.In plain wordsEven after filing the L1, you can agree on a payment plan with the tenant. Use the LTB’s Payment Agreement form (it is mandatory) to get a consent order; the hearing is then cancelled.
Source: tribunalsontario.ca/documents/ltb/Brochures/If%20a%20Tenant%20Does%20Not%20Pay%20Rent.html · checked Oct 30, 2026
No landlord shall, without legal process, seize a tenant’s property for default in the payment of rent or for the breach of any other obligation of the tenant.In plain wordsA landlord cannot take or hold a tenant’s belongings because rent is late.
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
lock you out of your rental unit unless your landlord has an eviction order from the LTB and the Sheriff comes to your rental unit to enforce it.In plain wordsChanging the locks or locking a tenant out is only possible with an LTB eviction order enforced by the Sheriff. A landlord who does it alone can be fined.
Source: tribunalsontario.ca/documents/ltb/Brochures/Information%20for%20New%20Tenants.html · checked Oct 30, 2026
A person, other than a corporation, who is guilty of an offence under this Act is liable on conviction to a fine of not more than $100,000.In plain wordsBreaking this law can mean a fine of up to $100,000 for a person and up to $500,000 for a corporation (s. 238 (2)).
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
Eviction for your own or family use (N12)
It must be in good faith. A false notice is costly.
Conditions
You, your spouse, your or your spouse’s child or parent, or a caregiver must plan to live there for at least one year. Both the landlord and at least one owner must be individuals; a unit owned by a corporation cannot use this.
Notice and compensation
60 days’ notice on Form N12, ending on the last day of a rental period. One month’s rent or another acceptable unit is the rule; since September 21, 2026, no compensation is owed if you give 120 days or more. With the L2 application you must file an affidavit from the person moving in and disclose your past no-fault evictions.
If it is not true
If the person does not move in within a reasonable time after the tenant leaves, the former tenant can file Form T5 within one year. The LTB can order you to pay a year of rent difference, moving and storage costs, up to 12 months of the old rent and more, and the fine for an offence is up to $100,000 for an individual.
When you sell
If you sell with the tenant in place, the lease carries over. If the buyer wants to live there, you give an N12 for the purchaser after the sale agreement; the 120-day exception does not apply, one month’s compensation is owed, and the building must have 3 or fewer units. Selling a condo with a tenant is covered more in the selling guide.
What the law says 3
A landlord may, by notice, terminate a tenancy if the landlord in good faith requires possession of the rental unit for the purpose of residential occupation for a period of at least one year by,In plain wordsAn N12 is only allowed when the landlord (or spouse, child, parent or caregiver) honestly plans to live there for at least one year.
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
one of the owners of the rental unit must be an individual AND the landlord named on the notice must also be an individual. The landlord cannot be a corporation.In plain wordsIf the unit is owned by a corporation, the landlord cannot use an N12 for own use.
Source: tribunalsontario.ca/documents/ltb/Notices%20of%20Termination%20&%20Instructions/N12.pdf · checked Oct 30, 2026
An order that the landlord pay a specified sum to the former tenant for all or any portion of any increased rent that the former tenant has incurred or will incur for a one-year period after vacating the rental unit.In plain wordsIf the N12 was given in bad faith, the LTB can order the landlord to pay the former tenant the extra rent they pay for a year, and more. The former tenant files a T5 within one year of moving out.
Source: ontario.ca/laws/statute/06r17 · checked Oct 30, 2026
Renting out a condo
The Condominium Act and the building’s rules also apply.
Tell the corporation within 10 days
Give the tenant’s name, your address and a copy of the lease or the prescribed summary form. When the lease ends, notify them within 10 days too.
Documents for the tenant
A copy of the declaration, by-laws and rules. If section 2 of the standard lease says the unit is a condo, the tenant agrees to follow them. Tell them early about pet, short-term rental and move-in booking rules.
Condo fees and special assessments are yours
Common expenses and special assessments are paid by the owner. You can factor them into the rent, but you cannot bill the tenant for them.
Condo insurance
Unit owners sometimes have to pay the building insurance deductible, so look at a landlord’s condo policy that includes deductible coverage.
What the law says 3
The owner of a unit who leases the unit or renews a lease of the unit shall, within 10 days of entering into the lease or the renewal, as the case may be,In plain wordsWhen you lease or renew a lease of a condo unit, you must tell the condo corporation within 10 days, with the tenant’s name, your address and a copy (or the prescribed summary) of the lease.
Source: ontario.ca/laws/statute/98c19 · checked Oct 30, 2026
provide the lessee with a copy of the declaration, by-laws and rules of the corporation.In plain wordsYou must give the tenant a copy of the condo’s declaration, by-laws and rules.
Source: ontario.ca/laws/statute/98c19 · checked Oct 30, 2026
the tenant is also agreeing to follow the condominium declaration, bylaws, and rules that are provided by the landlordIn plain wordsIf section 2 of the standard lease says the unit is a condo, the tenant agrees to follow the condo rules the landlord gives them.
Source: ontario.ca/page/guide-ontarios-standard-lease · checked Oct 30, 2026
Taxes on an investment condo
A short note only. Plan this with an accountant.
Report rental income
Rental income goes on your tax return each year, and you can deduct costs like mortgage interest, condo fees, property tax, insurance and repairs. Check what and how with an accountant.
Capital gains when you sell
An investment home, not your own residence, is subject to capital gains tax when sold. Non-residents have extra steps. See “Ontario rules to know” in the selling guide.
Vacant Home Tax
The City of Toronto requires an occupancy declaration every year, even when someone lives in the home. A home a tenant lived in under a written lease (a term of at least 30 days, and at least 6 months in total that year) is not taxed, but you must still declare every year. A home that was vacant for 6 months or more in the year, or with no declaration by the deadline, is treated as vacant and taxed.
See the tax section of the selling guide →
What the law says 3
Residential property owners are required to declare the occupancy status of their property every year, even if they live there or qualify for an exemption.In plain wordsEvery owner of a home in Toronto must declare its occupancy status every year, even if they live there or qualify for an exemption.
Source: toronto.ca/services-payments/property-taxes-utilities/vacant-home-tax/ · checked Oct 30, 2026
This can include tenants or business tenants who must have a written agreement for a term of at least 30 days and a total of at least 6 months during the year.In plain wordsTo count as occupied by a tenant, there must be a written lease with a term of at least 30 days, and the tenant must live there at least 6 months in total that year.
Source: toronto.ca/services-payments/property-taxes-utilities/vacant-home-tax/ · checked Oct 30, 2026
A residential property that was vacant for six months or more during the taxation year. A property will be deemed vacant if the owner fails to make a declaration of occupancy status by the deadline.In plain wordsA home vacant for six months or more in the year is taxed, and a home with no declaration by the deadline is treated as vacant.
Source: toronto.ca/services-payments/property-taxes-utilities/vacant-home-tax/ · checked Oct 30, 2026
Move-in costs
What you pay when you sign and right after you move in. Items set by law are marked; the rest vary. Amounts are reference examples only.
| Item | How much | When | Notes |
|---|---|---|---|
| First month’s rent | One month | When the Agreement to Lease is accepted or at signing | If you move in mid-month, the first month is often prorated |
| Rent deposit (last month’s rent) | Up to one month (law) | By signing | Earns guideline interest each year. Used as your last month’s rent |
| Key or access card deposit | Up to the replacement cost (law) | At move-in | Refunded when you leave |
| Tenant insurance | Varies by insurer | Before move-in | Liability plus contents. Get two or three quotes |
| Moving | Varies by mover, distance and load | Move-in day | Many condos require an elevator booking and a refundable move-in deposit |
| Utility set-up | Varies by provider | Around move-in | Check section 6 of the lease to see if water, power and gas are included |
| Internet | Varies by provider | Around move-in | There may be an installation fee |
| Damage deposit, pet deposit, application fee | $0 | — | Not allowed by law. If asked, you can apply to the LTB (T1) |
At $2,500 a month, you usually need first month $2,500 + deposit $2,500 = $5,000 at signing, plus insurance, moving and utility set-up.
Reference estimates only. Confirm the real amounts in your lease and with each provider.
How can I help with your rental?
Renting? Tell me what you need. Renting out? Tell me about your unit. In a hurry? Call me now.
Common questions
The landlord wants two or three months’ deposit. Do I have to pay?
No. In Ontario the only deposit a landlord may require is one month’s rent, used as your last month’s rent (Residential Tenancies Act s. 106 (2)). Damage deposits and extra deposits are not allowed. Some tenants choose to prepay on their own, but a landlord cannot demand it as a condition.
When my one-year lease ends, do I have to move or sign a new one?
No. The lease automatically becomes month-to-month on the same terms (s. 38 (1)). To leave, give 60 days’ notice on Form N9. The landlord can end it only for the reasons and by the process the law sets.
How much can rent go up in a year?
For most units, once a year and no more than the guideline: 2.1% for 2026 and 1.9% for 2027, with 90 days’ notice on Form N1. Buildings first occupied after November 15, 2018 and most new basement units have no cap.
Can I rent with no Canadian credit history?
Yes. The Human Rights Commission policy says a lack of credit or rental history should not count against you. In practice, proof of savings, Korean job or school documents, a guarantor and references help. A landlord cannot ask only newcomers for a guarantor.
Can the landlord come in without notice?
Only in an emergency or if you agree at the time. Otherwise they need 24 hours’ written notice with the reason, date and a time between 8 a.m. and 8 p.m. (s. 27). If they break this, you can file Form T2 with the LTB.
My landlord says they are moving in and I must leave. Do I have to go right away?
No. An N12 needs 60 days’ notice, and if you do not move the landlord must apply to the LTB and go through a hearing. One month’s compensation is the rule (except a landlord’s own use with 120 or more days’ notice), and if they do not actually move in, you can file Form T5 within one year.
If repairs are not done, can I stop paying rent?
Stopping on your own is risky because you could get an N4 notice for unpaid rent. Ask in writing to keep a record, report to the city’s property standards office, or file Form T6 with the LTB for a rent reduction or repair order.
I am a landlord. If the tenant does not pay, can I change the locks?
Never. It is an offence with a fine of up to $100,000 for an individual. The only path is N4 notice (7 days) → L1 application → hearing → order → Sheriff. If the tenant pays everything owed before you file, the notice is void.
I am renting out my condo. Do I have to tell the management office?
Yes. Under s. 83 of the Condominium Act, within 10 days of signing (or renewing) you must give the tenant’s name, your address and a copy of the lease (or the summary form), and give the tenant a copy of the declaration, by-laws and rules.
Can I sell a condo with a tenant in it?
Yes. The lease and deposit pass to the new owner. If the buyer wants to live there, an N12 for the purchaser (60 days, one month’s compensation) is given after the sale agreement, and only if the building has 3 or fewer units. Showing the unit to buyers also needs 24 hours’ written notice.
Start your rental in your language
Renting or renting out, just tell me the area and timing. I will find you the best terms within the rules the law sets.
The law quotes and numbers on this page are as of Oct 30, 2026. Tenancy law, the guideline and LTB fees can change, so check the official source, a lawyer or the LTB before you sign or serve a notice. This is not legal or tax advice.
Sources (date checked)
- Residential Tenancies Act, 2006, full text on e-Laws · Oct 30, 2026
- O. Reg. 516/06 (General) under the Residential Tenancies Act — key deposits and more · Oct 30, 2026
- Ontario, Guide to Ontario’s standard lease (includes a Korean PDF) · Oct 30, 2026
- Ontario, Residential rent increases (2.1% for 2026, 1.9% for 2027) · Oct 30, 2026
- Ontario, Renting in Ontario: Your rights · Oct 30, 2026
- Ontario, Solve a disagreement with your landlord or tenant (Rental Housing Enforcement Unit) · Oct 30, 2026
- Landlord and Tenant Board, Forms, filing and fees · Oct 30, 2026
- Landlord and Tenant Board, Brochure: Maintenance and Repairs · Oct 30, 2026
- Landlord and Tenant Board, Brochure: How a Tenant Can End Their Tenancy · Oct 30, 2026
- Landlord and Tenant Board, Brochure: How a Landlord Can End a Tenancy · Oct 30, 2026
- Landlord and Tenant Board, Brochure: If a Tenant Does Not Pay Rent · Oct 30, 2026
- Landlord and Tenant Board, Brochure: Information for New Tenants · Oct 30, 2026
- Landlord and Tenant Board, Form N12 (October 2026 version) · Oct 30, 2026
- Landlord and Tenant Board, Form N4 (September 2026 version) · Oct 30, 2026
- Human Rights Code, full text on e-Laws · Oct 30, 2026
- O. Reg. 290/98 — Business practices permissible to landlords in selecting prospective tenants · Oct 30, 2026
- Ontario Human Rights Commission, Policy on human rights and rental housing · Oct 30, 2026
- Condominium Act, 1998, full text on e-Laws · Oct 30, 2026
- City of Toronto, Vacant Home Tax · Oct 30, 2026