Landlords & Leasing

Ontario landlords can request rental history, references, proof of income, and a credit check, and can use this information to assess whether an applicant can reasonably afford and care for the unit. However, screening must comply with the Human Rights Code, so you cannot reject applicants based on family status, disability, age, ethnicity, or because they receive social assistance. A consistent, documented process for every applicant is the safest approach. Summitly's tenant screening tools and Rental Intelligence data help landlords assess applicants fairly while staying compliant.

Yes. For most private residential tenancies that began on or after April 30, 2018, Ontario landlords are required to use the government's Standard Form of Lease (the standard lease). If you don't provide it, the tenant can demand it in writing, and if you still fail to deliver it within 21 days, the tenant may withhold one month's rent or, in some cases, end the tenancy early. The standard lease sets out the basic legal terms; any added clauses that conflict with the Residential Tenancies Act are unenforceable.

The Ontario rent-increase guideline is the maximum percentage most landlords can raise rent in a year without LTB approval, and it's set by the province annually (typically in the low single digits). It applies to most units first occupied as a rental on or before November 15, 2018; newer units are generally exempt from the guideline cap. You can raise rent only once every 12 months and must give the tenant at least 90 days' written notice using Form N1. Summitly's Rental Intelligence can help you benchmark your rent against the market and the guideline.

The Landlord and Tenant Board uses standardized notice forms, each with a specific purpose. Common ones include the N1 (rent increase), N4 (non-payment of rent), N5 (interference, damage, or overcrowding), N8 (persistent late payment or end of term), N12 (landlord, buyer, or family member wants the unit), and N13 (demolition, conversion, or major repairs). Each form has required notice periods and wording, and serving the wrong or incomplete form can get an eviction application dismissed. Always use the current official form and keep proof of service.

In Ontario a landlord cannot evict a tenant on their own; eviction is a legal process through the Landlord and Tenant Board (LTB). You must first serve the correct notice (such as an N4 for unpaid rent), and if the tenant doesn't comply or move out, you file an application with the LTB and attend a hearing. Only the LTB can issue an eviction order, and only the Court Enforcement Office (Sheriff) can physically remove a tenant. Self-help evictions, such as changing the locks or shutting off utilities, are illegal and can result in fines.

An above-guideline increase lets a landlord raise rent by more than the annual guideline, but only with approval from the Landlord and Tenant Board. It's generally permitted for specific reasons such as large eligible capital expenditures (major building repairs or renovations), extraordinary increases in municipal taxes or utilities, or added security services. The landlord must apply to the LTB with supporting documentation, and tenants have the right to dispute it at a hearing. Any approved increase is still subject to the once-every-12-months rule and proper notice.

The guideline cap doesn't apply to most units first occupied as a residential rental after November 15, 2018, which were created to encourage new rental supply. It also doesn't apply to certain housing types, such as social or supportive housing, some non-profit units, and commercial leases. In an exempt unit a landlord can set increases above the guideline, but must still give 90 days' written notice using Form N1 and can still only increase rent once every 12 months. Tenants in these units should check their lease and confirm the unit's occupancy date.

Beyond the mortgage, landlords in Ontario typically budget for property tax, insurance, maintenance and repairs (often 1% of property value per year), and optional property management at roughly 8-10% of monthly rent. A vacancy and capital-expenditure reserve is also wise to avoid cash-flow surprises. Summitly's tools and Zara can help you build a realistic operating budget for a rental. This is general information, not financial advice.

When a landlord needs a unit for their own use or for a close family member, they must generally give the tenant at least 60 days' written notice ending on the last day of a rental period, using the proper Landlord and Tenant Board form. The landlord is also typically required to compensate the tenant, such as one month's rent. Tenants can dispute the notice at the Board, so this is general information and not legal advice.

For non-payment of rent, an Ontario landlord can serve a notice giving the tenant 14 days to pay the arrears or move out. If the tenant pays in full within that time the notice is voided. Should the issue continue, the landlord must apply to the Landlord and Tenant Board rather than acting on their own; this is general information, not legal advice.

A landlord must give at least 90 days' written notice before increasing rent, using the proper form, and rent can generally only be raised once every 12 months. Most rent-controlled units are also subject to the annual provincial rent increase guideline. Some newer units may be exempt from the guideline, so this is general information and not legal advice.

Self-managing saves the management fee (typically a percentage of monthly rent) and gives you direct control, but demands time for tenant screening, maintenance, rent collection, and navigating Ontario's tenancy rules. A property manager handles those tasks and Landlord and Tenant Board matters for a fee, freeing your time and useful for out-of-town or multi-unit owners. Self-managing suits hands-on local landlords with a few units; a manager suits busy, remote, or larger-portfolio investors. Either way, know your obligations under Ontario law; this is not legal advice.

Investor buyers often value a tenanted property with a solid lease and reliable rent, while end-user buyers usually pay more for vacant possession so they can move in or renovate. Forcing a vacancy isn't always possible or fast, since legitimate buyer use through an N12 has strict rules and timelines under the Residential Tenancies Act. The best strategy depends on your tenant, the rent versus market levels, and your timeline. Summitly's Zara can model both scenarios so you can choose the most profitable, compliant path.

No, a sale alone doesn't end a tenancy, and the tenants' lease and rights carry over to the new owner. A tenant can only be required to leave through proper legal grounds, such as a genuine N12 when the buyer or their close family intends to move in, which requires correct notice and compensation. Tenants must still allow reasonable, properly noticed showings. Summitly's Zara can help you market to the right buyer type and stay compliant with the Residential Tenancies Act, but this isn't legal advice.

Summitly gives landlords a single place to price, list, screen and manage a rental. You can benchmark rent against local comparables, publish your unit to renters browsing on Summitly, collect applications with consent-based screening, and keep lease, rent and maintenance records organized — while staying in control of every decision. Start at /landlords.

Set rent from current comparable units in your area — similar bedrooms, size, condition, location and inclusions (utilities, parking, internet). Because Ontario rules limit how much and how often you can raise rent later, the starting figure matters: it anchors future increases. Summitly's rental pricing tools benchmark your unit against live local activity so you avoid guessing.

You can publish a rental through /landlords/list-your-rental. Lead with bright photos of every room plus a floor plan, state what's included and the move-in date, and keep the wording focused on the unit's features — never anything that could screen people out on Ontario Human Rights Code grounds. Your listing then reaches renters browsing at /rentals.

Summitly's tenant screening at /landlords/tenant-screening lets you collect a standardized application from every applicant and run consent-based credit checks, so your process is consistent and documented. You assess business-related criteria — income, credit, rental history and references — applied identically to everyone, which supports both better decisions and Human Rights Code compliance.

Yes. Summitly's rental tools help you record rent payments, the last-month-rent deposit and its required annual interest, and payment history in one place. Clean, dated records matter in Ontario: if a dispute ever reaches the Landlord and Tenant Board, your documentation is your strongest evidence.

You may collect a rent deposit of no more than one rental period's rent — for a monthly tenancy that's one month, applied to the last month of the tenancy. You must pay the tenant annual interest on it. Damage deposits, security deposits and cleaning deposits are not allowed in Ontario; recover damage through the LTB instead. Confirm the current interest rate on Ontario.ca.

For most new private residential tenancies in Ontario, yes — landlords must use the government's standard lease. If you don't provide it, the tenant can demand it in writing, and there are consequences under the Residential Tenancies Act for not providing it in time. Download the current version from Ontario.ca before signing anyone.

The landlord must keep the unit and building in a good state of repair, fit for habitation, and compliant with health and safety standards — even if the tenant knew of an issue before moving in. Tenants are responsible for ordinary cleanliness and for damage they or their guests cause beyond normal wear and tear. Respond to repair requests promptly and keep dated records.

For most existing tenancies, once every 12 months, with at least 90 days' written notice on the official form. Most units are capped at the annual provincial rent-increase guideline, though some newer units may be exempt from the cap (not the notice rules). The guideline changes yearly — verify the current figure and your unit's status on the LTB or Ontario.ca before issuing any increase.

Ontario has no 'no-reason' evictions. You need a lawful ground and the correct official notice — the N4 for non-payment of rent, the N12 where the landlord, buyer or family member intends to move in (often with compensation), and others for specific situations. Notice alone doesn't evict: if the tenant doesn't comply you must apply to the LTB, and only the Sheriff can enforce an order.

The Landlord and Tenant Board (LTB) is Ontario's tribunal for residential tenancy disputes. You apply to it to enforce a notice (for example after an N4 for unpaid rent), to recover for damage, or to seek an above-guideline increase. Only the LTB can issue an eviction order, and only the Sheriff can enforce it — self-help lockouts are illegal.

You can request a rental application, run a credit check with written consent, verify income and employment, and check landlord references — applied equally to everyone. You cannot reject or treat applicants differently on Human Rights Code grounds such as family status, disability, age, creed, place of origin or receipt of public assistance.

You can consider income, but Ontario human-rights guidance warns against using a rigid rent-to-income cut-off (like a strict ratio) on its own, because it can discriminate against people receiving public assistance or other protected groups. Consider income together with credit history and rental references rather than as an automatic disqualifier.

Self-managing saves fees but puts pricing, marketing, screening, leases, rent collection, maintenance and compliance on you. For one stable unit it's manageable; as a portfolio grows, so does the admin and compliance risk. Summitly is built to make self-managing easier — centralizing listing, screening, and tracking — so you keep control without a full property-management fee.

Yes, but you must respect the tenant's rights. In Ontario, entry for a showing generally requires proper written notice (typically 24 hours, stating the time), and showings should be at reasonable hours. Communicate and coordinate with your current tenant — a cooperative tenant makes re-renting far smoother, and respecting the rules avoids LTB complaints.

Documentation protects you. Dated records of repair requests, what you did, rent payments, notices served and tenant communications are your best evidence if a tenant disputes a maintenance issue, a deposit, or an eviction at the LTB. Summitly's rental tools help you keep these organized so nothing is lost between tenancies.