Housing Resources

From pest control to tenant rights, browse the headings below to learn more!

Ontario Standard Lease

What is the Ontario Standard Lease?

The Ontario Standard Lease (OSL) is a residential tenancy agreement between the landlord and tenant for private residential units. Since 2018, all landlords must use the Ontario Standard Lease when entering new lease agreements. The purpose of the Ontario Standard Lease is to make drafting tenancy agreements easier for both parties to use and understand. By signing the OSL, the landlord and tenant are entering a legal contract that both must follow.

Tenancies that do not need to use the Ontario Standard Lease

Business rentals
Public/Subsidized housing
Mobile homes and land lease homes
Housing co-ops
Sublets
Care Homes

Important: If you share a kitchen or bathroom with your landlord and/or an immediate family member of the landlord, you unfortunately are not protected under the Residential Tenancies Act. Therefore, your landlord is not required to use an Ontario Standard Lease. It is encouraged you and your landlord draft a lease agreement that follows the same template as this is your only source of rental protection.

Important Information in the Lease

Names of both the landlord and tenants
Information about unit being rented
Contact information for the landlord and tenant
Length of tenancy
Rental amount including any additional charges such as parking and how to pay
Services and utilities included and not included in rent
Deposit information
Smoking rules
Tenant insurance requirements
Rules about changes to the unit
Maintenance and repairs
Assignment and sublet rules
Additional terms

What happens if the tenant or landlord break part of the lease?

If a term of the lease is broken, it is encouraged the landlord and tenant work together to resolve the issue. If a mutual agreement is unable to be made, both the landlord and tenant can file notices to each other through the landlord tenant board. Both the landlord and tenant can apply to the Landlord Tenant Board for tenancy concerns. The LTB can solve the issues by mediation and tribunal (court).

Have an Ontario Standard Lease? Use this cheat sheet so that you can have all of the important information in one spot!

Roommate Agreement

Establishing roles and responsibilities with your roommate(s) can help you avoid conflict!

Not sure how to do that? Complete our Roommate Agreement form.

When Can My Landlord Enter My Unit?

Your landlord cannot enter your unit at any time. Your landlord must provide you 24 hours’ notice and have a valid reason to enter your unit.

Reasons my landlord can enter my unit with notice:

Complete repairs or maintenance to the unit
Allow mortgage or insurance company of the complex into the unit
A certified person with the Professional Engineers Act needs to enter to complete a physical inspection of unit
Apartment inspections for apartment standards and health and safety
Other reasons that may be outlined in your Ontario Standard Lease

Reasons my landlord can enter my unit without notice:

In case of emergency (fire, flood, persons life)
If the landlord arrives and has the tenants consent on the spot
If there are times agreed upon in the Ontario Standard Lease for cleaning between the hours of 8am-8pm
If the tenant is moving out and the landlord is showing the unit. Before entering, the landlord must make a reasonable amount of effort to connect with the tenant between 8 am and 8 pm

Pests

I have pests in my unit. What now?

According to the Residential Tenancies Act, tenants are responsible for the following when it comes to pest management:

Keep rental unit clean to a standard most people would consider normal cleanliness
Notify landlord if there is a pest problem in a timely manner
Cooperate with landlord in terms of providing pest control. This includes preparing unit for pest treatment and allowing entrance for pest control
Follow treatment plan provided by landlord
Do not cause conditions that could attract pests

What are my landlord’s responsibilities for pests?

Have a reporting process for reporting pests
Create a pest management plan
Ensure the property is in a condition that wouldn’t attract pests
Treat pests
Provide tenants with pest treatment plan

What are common pests?

In Ottawa, common household pests include:

Cockroaches
Bedbugs
Mice
Rats
Ants

It is important if you see any of the above you report it to your landlord so they can take the appropriate steps to prevent an infestation.

Tenant and Landlord Responsibilities

Tenant responsibilities:

Pay your rent on time and in full. This includes paying the way it is outlined in your lease.
Maintain the cleanliness of your unit. This includes things like throwing out trash, sweeping, mopping, sanitizing, etc.
Keep noise to an appropriate level. Keep your neighbours in mind when hosting events or when you stay up late!
Don’t damage your unit, but if you do, fix it! If you happen to put a hole in the wall you are responsible for repairing these things.
Obey City of Ottawa By-Laws! This includes number of pets, number of occupants, noise, and much more.
Report maintenance needs to landlord. This includes things like broken toilets, pest control, leaks etc.
Provide notice when you want to move out. It is your responsibility to provide 60 days notice before moving out.

Landlord responsibilities:

Complete maintenance requests in a reasonable time.
Maintain the cleanliness of all common areas such as elevators, parking lots, amenities, hallways, etc.
Provide 24 hours notice to enter the unit for maintenance or inspections, unless it is an immediate safety concern like fire, flood, or life at risk.
Ensure access to vital services are in good working order. This includes heat, water, and electricity.
Keeping units in good repair and ready for new tenants.
Provide all documents to the tenants. This includes leases, notices, and rent receipts.

Notices Landlords Can Give Tenants to End Their Tenancy

There are numerous notices a landlord can give you to end your tenancy. It is important to know that many notices can be cancelled if the issue is resolved. It is important you remain in contact with your landlord throughout this process and follow all steps on the notice. In many cases, a mutual agreement can be created to prevent the tenancy from ending for example repaying missing money, creating a repayment plan and/or correcting behaviours.

Each of the below notices allows you to end the tenancy on the proposed date. This means you must move out on the termination date. If you do move out by the termination date, anything left in the unit after that day is no longer your property and now is possession of the landlord. The landlord can dispose of the items. If you chose to not leave on the termination date because you disagree with the notice, your landlord can file to evict you. This means the landlord will file to the Landlord Tenant Board and there will be a court hearing. You and the landlord will both get the opportunity to present your case as to why you agree or disagree with the notice. The Landlord Tenant Board will then decide upon next steps, which could result in your tenancy being continued or ended. If you are evicted by the LTB and you do not vacate the unit, the landlord can connect with the Court Enforcement Officer (sheriff) who can have you removed from your unit and have the locks changed.

Below are notices a landlord can provide a tenant to end their tenancy and what steps you as the tenant can take.

Notice	What this Means	Next Steps for Tenant
N4 Notice to End Tenancy for Non-Payment of Rent	You have missed a rental payment. This could be a full payment or partial payment. As a result, your landlord is taking steps to end your tenancy. You have 14 days to pay the missing money to the landlord and/or request a payment plan. If you do not do this, the landlord can file to the LTB to evict you one day after the 14 day deadline.	After reviewing the N4, review your rental receipts to see if any rental payments are missing. If not, provide the proof of payment to the landlord. If rent is missing, you have 14 days to pay the missing rent to the landlord or the landlord can file to evict you. If you do not have the means to pay the missing payment, request a reasonable payment plan to the landlord.
N5 Notice to End your Tenancy for Interfering with Others, Damage or Overcrowding	Your landlord is providing notice because you or your guests have either: Interfered with the reasonable enjoyment of the property and tenants and/or impacted their rights and privileges Damaged the rental unit or property There are more people living in your unit than is permitted by health and safety standards As a result of the above your landlord is taking steps to end your tenancy.	After reviewing the document, if you disagree you can connect with your landlord to provide any proof you have. If you do agree, you have 7 days to fix issues 1,2 or 3. If you are given the notice for number 2, you could be responsible to cover the costs of damages. Even if you chose to move out of the unit, you could still owe this money to the landlord. If it is your first N5 in 6 months, your landlord can file to evict you after 20 days. Your landlord cannot provide you another N5 for 7 days. If it is your second N5 in 6 months, your landlord could file to evict you within 14 days.
N6 Notice to End your Tenancy for Illegal Acts or Misrepresenting Income in RGI units	Your landlord is taking steps to end your tenancy because you or someone living with you is believed to have: Committed an illegal act and/or conducting illegal business in the unit such as possessing, selling or producing illegal drugs Committed an illegal act or is carrying on an illegal business other than described above for example trafficking weapons The leaseholder falsely reported their income when applying to an RGI unit	After reviewing the document, if you disagree you can provide any proof you have to your landlord. If you or your guests are committing an illegal act, it is important you stop doing this in your unit to protect your tenancy. If your landlord selected reason one, your landlord can file to evict you after 10 days. If this is your first N6 for reasons 2 or 3 your landlord can file to evict you within 20 days. If it is your second N6 within 6 months your landlord can file to evict you after 14 days. You do not need to move out if you disagree and/or your landlord files to evict you. You can remain the unit until your LTB trial.
N7 Notice to End your Tenancy for Causing Serious Problems in the Rental Unit or Residential Complex	Your landlord is taking steps to end your tenancy because: You, someone living with your or a guest has seriously impacted the safety of another person living in the unit. This incident took place in the apartment complex. You, someone living with you, or a guest willfully damaged the unit or complex You, someone living with you, or a guest has used the rental property in an inappropriate way which caused or is expected to cause serious damage You and your landlord live in a building with 3 or less units and your behavior has impacted the landlord’s reasonable enjoyment or rights	After reviewing the document, you have ten days to correct the behaviour and connect with the landlord. After the 10 days, if behaviour hasn’t changed and/or you disagree with the landlord’s decision you do not have to move out. At this point, the landlord can file to the LTB to evict you. If you do decide to move out and this notice was in result to number 2, you could still owe the landlord money.
N8 Notice to end Tenancy at the End of the Term	Your landlord is taking steps to end your tenancy at the end of the tenancy agreement because: Your consistently pay rent late You no longer qualify to live in a subsidized unit The unit was a condition of your employment, and your employment has ended Your tenancy was created in good faith from an agreement of purchase and sale for proposed condominium unit and agreement has terminated You are occupying a unit specifically to receive rehabilitative or therapeutic services and the period of tenancy to which you agreed has ended.	Your landlord must provide you 60 days’ notice to end your tenancy with an N8. At the end of the 60 days, if you agree you need to vacate the unit. Your last months rent deposit would be used for your final month living in the unit. If you disagree with the notice provided, you do not need to move out and the landlord will file to the LTB to evict you. A hearing would be scheduled snd the LTB would decide on next steps.
N11 Agreement to End the Tenancy	This is a mutual agreement by the landlord and tenant to move out by a specific date.	The tenant is not required to sign an N11 if they do not agree to move out of the unit. The tenant can suggest an earlier and/or later date for the N11. The N11 is not valid until the landlord and tenant have created a mutual agreement and both signed. The tenant is expected to move out by the agreed upon date. Anything in the unit after the agreed upon date is no longer the property of the tenant and the landlord is allowed to dispose of the items.
N12 Notice to End your Tenancy because the Landlord, a Purchaser or Family Member Requires the Rental Unit	The landlord is taking steps to end your tenancy because: An immediate family member or caregiver to immediate family member needs to move in for a minimum of one year The unit has been sold and the new purchasers and/or their immediate family or caregiver for immediate family will be moving into the unit	The landlord is required to provide you 60 days notice to vacate the unit. The move out date must be the last date of the rental period (late day of the month if you pay monthly). By providing you this notice, your landlord is required to pay you one months rent or offer you another unit that is acceptable to you.
N13 Notice to End your Tenancy Because the Landlord Wants to Demolish the Rental Unit, Repair it or Convert it to Another Use	Your landlord is taking steps to end your tenancy because: They intend to demolish the unit or building The unit needs to be vacant to complete repairs or renovations that include a building permit The unit is being converted into a non-residential use	The notice to end your tenancy must be 120 days (6 months). The termination date must be the last day of your rental period (last day of the month if you pay rent on the first). Additionally, the end date cannot be earlier than your agreed upon tenancy length. For example, if your lease is for one year your landlord cannot ask you to leave any earlier than one year. If your landlord provided you this notice for reason 1 or 3 you may be entitled to financial compensation. If you live in a complex of 5 units or more your landlord must pay you 3 months rent or offer you another unit that is acceptable to you. If you live in a building with fever than 5 units, the landlord must provide you one months rent or offer you another unit acceptable to you.

What to Do When You Want to Move Out

My lease is coming to an end and I want to move out. What do I do?

If your lease is coming to an end and you want to move out of your unit, there are a few steps you need to take. First, you want to ensure you have housing secured before providing any notices to your landlord. Often once you have provided your notice, it is hard to cancel it. If you are fully sure you are ready to move out, here are the steps you need to take:

Select a move-out date. When selecting a move-out date remember move-out date cannot be before the termination date of your lease. In addition, you need to provide your landlord 60 days notice.
Complete the N9 Notice to End Tenancy form and have all members of the lease agreement sign.
Provide a copy of the N9 to your landlord.

Before moving out of your unit it is important you pack all your belongings and take everything with you. Anything left behind after your move out date is now the landlord’s possession. In addition, you want to ensure the unit is left in the same condition it was when you moved in. If you made any changes to your unit, you need to return it to its regular state. This can include patching holes, removing artwork, painting walls back to a neutral colour and a general tidy.

I want to break my lease early. What do I do?

A lease is a legal agreement between you and your landlord. To end your lease early, you and your landlord need to come to a mutual agreement. There are a few avenues you could pursue to end your lease early.

Use the N11 Agreement to End Tenancy form. This form allows you and your landlord to come to a mutual agreement to end the tenancy on a desired upon date. Your landlord is not required to agree to your terms and can ask you to change your move out date and/or decline your offer.
Ask your landlord to complete an “Assignment” or “Lease Take Over.” This means you will find another suitable tenant to move into your unit and take over your lease agreement. The interested future tenant will have to go through the same application process you did and be approved by the landlord.
Sublet your unit. Subletting means you are moving out of your unit for a period of time and someone else moves in until you return. Subletting is a good option for those looking to leave their unit for an extended period but are planning to return. Keep in mind when you sublet a unit, you are responsible for their actions.

My landlord denied my request for sublet and/or assignment, what now?

If you have requested in writing to your landlord to sublet or assign your unit, your landlord has seven days to provide you an answer. If your landlord rejects your request, you can provide an N9 Notice to End Tenancy to your landlord with 30 days notice. Keep in mind this is only if your landlord does not allow you to pursue sublet or assignment. If your landlord has agreed to allow you sublet and/or assign your unit, he can deny applicants for good reasons such as lack of income and/or no photo ID. If you have issues beyond providing the N9 notice, you can contact the Landlord Tenant Board.

I Share Space with My Landlord, What Are My Rights?

If you share a kitchen or bathroom with your landlord and/or an immediate family member of the landlord, you unfortunately are not protected under the Residential Tenancies Act. Unfortunately, this means you have little rights to your place of living.

What should I do?

It is strongly encouraged that the landlord and tenant come up with a mutual agreement for living together. It is important that this agreement include information like:

Move-in date
Rental amount
How to pay rent
Move-out date
House rules, if any
Amount of notice needed to provide the landlord if the tenant wants to move out
Amount of noticed needed to provide the tenant if landlord wants to break the agreement early
Each parties responsibilities in terms of cleaning, use of food, etc.

Once a mutual agreement is made, it is important to put it in writing and have all parties sign. This is the only form of legal protection you may have. If you do not have agreements in writing, unfortunately it will be very difficult to prove your agreement is being broken.

I’m having issues with my landlord. What now?

Unfortunately, because you are not protected by the Residential Tenancy Act, you have little protection. If you run into issues with your landlord and you are unable to work it out, you could file to small claims court. It is suggested you seek guidance from a community legal clinic for next steps. To learn more, click here.

Forms Tenants Can Serve the Landlord

Form	When to Use	Next Steps
T1 Tenant Application for Rebate of Money the Landlord Owes	This form is to be used when you believe your landlord collected money from you that goes against the Residential Tenancies Act and/or failed to pay you money they owe you.	Complete this form and pay the application fee associated. Once completed, you can provide a copy to your landlord via email, mailbox, fax, courier and handing the forms to the landlord in person.
T2 Application about Tenants Rights	This form is to be used when you believe one or more of the following: Landlord entered unit illegally Changed locks without giving you keys Impacted your reasonable enjoyment Harassed, coerced, obstructed, or threatened you Withheld vital services	Complete this form and pay the application fee associated. Once completed, you can provide a copy to your landlord via email, mailbox, fax, courier and handing the forms to the landlord in person.
T3 Tenant Application for a Rent Reduction	This form is to be used when you believe one of the following: Your landlord has reduced a service or facility that was previously provided to your unit and/or in the complex The municipal taxes and charges for your complex have decreased	Complete this form and pay the application fee associated. Once completed, you can provide a copy to your landlord via email, mailbox, fax, courier and handing the forms to the landlord in person.
T4 Tenant Application- Landlord did not Comply with an Agreement to Increase the Rent Above the Guideline	This form is to be used when you have already signed an N10 agreement (rent increase above guideline) that required the landlord to complete major repairs, buy new equipment and/or add a new service to your tenancy, but your landlord did not.	Complete this form and pay the application fee associated. Once completed, you can provide a copy to your landlord via email, mailbox, fax, courier and handing the forms to the landlord in person. You must submit this form within two years of the rental increase.
T5 Landlord gave Notice of Termination in Bad Faith	This form is to be used when you believe your landlord ended your tenancy using one of the below forms, but you believe the landlord wasn’t truthful N12 notice to end tenancy because landlord or immediate family needs unit for a minimum of one year N13 notice to end your tenancy because landlord wants to demolish the unit, repair it or convert it	Complete this form and pay the associated fee. The Landlord Tenant Board recommends you submit this form through the Tribunals Ontario Portal.

T6 Tenant Application about Maintenance	This form is to be used when you believe your landlord has done one or more of the following: has not repaired or maintained unit/complex Has not complied with health, safety, housing, or maintenance standards	Complete this form and pay the associated fee. The Landlord Tenant Board recommends you submit this form through the Tribunals Ontario Portal.
T7 Tenant Application about Suite Meters	This form is to be used when you believe your landlord did one of the following: Did not follow the rules under the RTA before they terminated their obligation to provide electricity to the unit and required you to start paying costs on your own Did not follow all the required rules under the RTA before requiring you to pay a portion of the utility costs for your unit	Complete this form and pay the associated fee. The Landlord Tenant Board recommends you submit this form through the Tribunals Ontario Portal.
N9 Notice to End the Tenancy	This form is to be used when you are ending your tenancy at the end of your tenancy agreement and/or if you are living month to month. You must provide your landlord 60 days notice. For example, if your one year lease ends September 30, you need to provide this notice by August 1.	Complete this form with all lease holders of the unit. Once completed, provide this notice to your landlord by email, in person or fax.
N11 Agreement to End the Tenancy	This form is to be used when there is a mutual agreement from both the landlord and tenant to end the tenancy.	The tenant and/or landlord is not required to sign an N11 if they do not agree to move out of the unit. The tenant and/or landlord can suggest an earlier and/or later date for the N11. The N11 is not valid until the landlord and tenant have created a mutual agreement and both signed. The tenant is expected to move out by the agreed upon date. Anything in the unit after the agreed upon date is no longer the property of the tenant and the landlord is allowed to dispose of the items.
N15 Tenant’s Notice to End my Tenancy Because of Fear of Sexual Assault or Domestic Violence and Abuse	This form is to be used when a tenant and/or child living with them is a victim of violence and abuse and believes they could be harmed if they remain in the unit. This form needs to be accompanied with either the LTB’s form “Tenants Statement About Sexual or Domestic Violence and Abuse” or a restraining order/peace bond issued within the last 90 days. You must provide 28 days notice to your landlord, this does not have to end on the last day of the rental payment.	Any tenants living in the unit who wish to move out due to violence need to sign the form and submit it to the landlord. Anyone tenants in the unit who do not sign, will remain tenants of the unit. During the 28 days, your landlord cannot post your unit for rent and/or let other people know (outside need-to-know employees) this notice has been provided. This includes any tenants who have not signed this form.

Filing to the LTB can be an expensive process. In some circumstances, you can ask request the fees to be waived. The requirements for fees to be waived include the following:

Your primary source of income is Ontario Works, Ontario Disability Support Program, Old Age Security Pension, War Veterans Allowance, Canadian pension plan
Your gross (before deductions) monthly income for a family of one is less than $1,650, family of two is less than $2,475, family of three less than $2,840.

In addition you can connect with Community Legal Services of Ottawa for free legal support. They can help with the following housing matters:

Evictions
Repairs
Harassment

Deposits

Can my landlord ask for a rental deposit?

Yes! In Ontario, your landlord can ask you for a rent deposit equal to one month’s rent. Landlords can ask for this once your application has been approved. Typically, it is provided when you complete the lease signing. The last month’s rent deposit is to be applied to the final month you live in your unit.

Some landlords ask for first and last months’ rent upon the date of move-in. This is allowed as long as one month goes towards that current month of move-in and the other half goes to your last month’s rent payment.

Your landlord must pay interest on your last months rent deposit every year. For example, if you sign a lease January 2021 and decide to move out of your unit January 31, 2023, your landlord will need to have paid 2 years interest on your deposit. The amount of interest required to pay is equal to the yearly approved rental increase percentage.

Can my landlord ask for a damage deposit?

No. In Ontario, landlords cannot ask for a damage deposit.

Can my landlord ask for a key deposit?

Yes! In Ontario, your landlord can ask for a refundable key deposit. The key deposit needs to be a reasonable price to cut a key. Think of this fund as a key replacement deposit. If you lose or need a new key, your landlord will use your key deposit to print it. If your landlord is asking for a $100 key deposit, you do not need to pay it as that is an unreasonable amount. If you do not return all keys and fobs provided to you, you will not get your deposit back.

I need an additional key; can my landlord charge me?

Yes. In Ontario, if you need an additional key made, whether you lost it or just want a second copy, your landlord can charge you. This cost cannot be higher than the actual cost to print the key. This is not considered a key deposit and is not refundable.

Can my landlord charge me a pet deposit?

No. In Ontario, your landlord cannot charge you for a pet deposit of any kind.

My landlord charged me something that goes against my rights. What now?

First you should always connect with your landlord to try to resolve the situation. If that doesn’t work, you can file a T1 with the Landlord Tenant Board. You must file this form within one year.

Preventing Housing Scams

Look Up the Address Online: Often scammers will post apartment listings for units that don’t exist. Do your research! Look the address up on Google and look at it through Google Maps street view.
Do Not Provide Any Money to the Landlord: Your landlord cannot ask for any deposits until your application has been approved. Typically, this is provided during the lease signing.
Always See the Apartment in Person: It is important that before signing a lease, you look at the apartment in person. This will allow you to make sure the ad is real and see the status of the unit. In situations where you are unable to visit the unit in person, see if someone you trust can go and take photos or ask the landlord to video call a walk-through with you.
Be Aware of Duplicate Ads: Often scammers will post multiple fake ads with multiple different landlord names and contacts. If you see the same apartment being listed multiple times with different information, it is likely fake.
Know Your Rights as a Tenant: Before viewing a unit or connecting with landlords, research what your rights are as a tenant. This will allow you to naturally notice red flags through conversations with the landlord.
Read Reviews: Keep in mind people are more likely to post negative reviews than positive ones. Everyone has a different experience! But if you find a property with multiple reviews from different users, that can help you verify the listing.
Ask Questions About the Application Process: Keep in mind renting is a business to a landlord. Landlords will require basic information from you before allowing you to rent one of their units such, as photo identification and proof of income. Many landlords even ask for criminal record checks and credit checks. If you are meeting with a landlord and they aren’t requiring any of that information, it is likely a scam.
Ask Questions! If you have any questions about the posting, during the viewing, or during the application process, ask them! It is better to make a fully informed decision.

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