Owning a rental in Ontario comes with real legal weight on both sides. The Residential Tenancies Act, 2006 (RTA) sets out what you’re entitled to as a landlord and what you’re required to provide — and getting a single step wrong on rent, entry, or eviction can make an otherwise valid action unenforceable. This 2026 guide covers the rules Ontario landlords most need to get right.
This article is general information for Ottawa-area landlords, not legal advice. For your specific situation, confirm with the Landlord and Tenant Board (LTB) or a qualified professional.
Your key rights as an Ontario landlord
Under the RTA, you have the right to:
- Collect rent in full and on time, and apply a last month’s rent deposit toward the final month
- Increase rent once every 12 months, within the legal guideline (more below)
- Enter the unit with proper notice for inspections, repairs, or showings
- Set the rent for a new tenant at market value when a unit becomes vacant (vacancy decontrol)
- End a tenancy and apply to the LTB for eviction on legally valid grounds
- Recover money for unpaid rent or for damage beyond normal wear and tear
Your core responsibilities
In exchange, you’re legally obligated to:
- Keep the unit in good repair and compliant with health, safety, and housing standards — even if the tenant agreed otherwise, and regardless of whether they knew about a problem before moving in
- Maintain vital services such as heat, water, and electricity
- Use the Ontario Standard Lease for most residential tenancies
- Respect the tenant’s right to reasonable enjoyment and privacy
- Follow correct notice and process for any rent increase, entry, or eviction
Handling maintenance and repairs promptly isn’t just a legal duty — it’s also what keeps good tenants in place and protects your property’s value. Regular property inspections help you stay ahead of issues before they become disputes.
Rent rules: the 2026 increase guideline
For 2026, the Ontario rent increase guideline is 2.1% — the lowest cap in four years, down from 2.5% in 2025. This is the maximum most landlords can raise rent on a sitting tenant without LTB approval. To raise rent legally, you must:
- Give at least 90 days’ written notice using the official LTB Form N1
- Wait at least 12 months since the tenant moved in or since the last increase
- Stay at or below 2.1% for covered units
Miss any one of these and the increase can be invalid — the tenant can keep paying the old rent and challenge the notice at the LTB. A quick example: on $2,000 rent, the maximum 2026 increase is $42, bringing it to $2,042.
Which units are exempt?
Units first occupied for residential purposes after November 15, 2018 are generally exempt from the guideline — landlords can raise rent by any amount, though they still must give 90 days’ notice and respect the 12-month rule. The guideline also doesn’t apply to a vacant unit: under vacancy decontrol, you can set market rent for the next tenant.
Above-Guideline Increases (AGIs)
If your costs outpace the guideline, you can apply to the LTB for an Above-Guideline Increase — typically for major capital expenditures (like a roof or boiler), a large jump in municipal taxes, or added security services. AGIs require LTB approval (Form L5), are generally capped at up to 3% above the guideline per year, and are often phased over time.
Consistent, well-documented rent collection and clean records make all of this far easier to administer and defend.
Deposits: what you can and can’t charge
This trips up many Ontario landlords: you cannot charge a damage or security deposit. The only deposit permitted is a last month’s rent (LMR) deposit, no more than one month’s rent, which must be applied to the final month of the tenancy. You’re also required to pay the tenant annual interest on that deposit at the rent increase guideline rate.
Entering a tenant’s unit
A tenant’s home is legally theirs to enjoy. To enter, you generally must give 24 hours’ written notice, stating the reason and a time between 8 a.m. and 8 p.m. Valid reasons include repairs, inspections, or showing the unit to prospective tenants or buyers. Genuine emergencies (a flood or fire, for example) are the exception and don’t require notice. Clear, documented tenant communication keeps these interactions smooth and conflict-free.
Leases and the Ontario Standard Lease
Most residential tenancies in Ontario must use the government’s Standard Lease form. A well-prepared lease that complies with the RTA protects you if a dispute ever reaches the LTB. This is exactly where professional lease preparation and enforcement pays off — a lease that’s airtight from day one prevents most problems later.
Ending a tenancy and the eviction process
You can’t simply ask a tenant to leave or change the locks. Ontario requires a specific notice for each situation, and only the LTB — enforced by the Sheriff — can order an eviction. Common notices include:
- N4 — non-payment of rent
- N5 — damage, disturbance, or other breaches
- N12 — landlord, buyer, or family member needs the unit for personal use
- N13 — major renovation, demolition, or conversion
If the tenant doesn’t comply, you apply to the LTB for a hearing. Given LTB timelines and the precision the forms demand, this is one of the most valuable areas to have professional help — a single procedural error can send you back to the start.
How professional management protects you
Most landlord trouble comes down to a missed notice period, the wrong form, an unpermitted deposit, or a maintenance obligation left too long. A property manager keeps you compliant on all of it — correct notices, RTA-compliant leases, documented inspections, and a paper trail that holds up at the LTB. See our full property management service, or weigh the decision in our guide on whether to hire a property manager.
RentSetGo manages properties across Ottawa and the surrounding region. Explore our full range of services or contact us for a free consultation.
Frequently asked questions
How much can a landlord raise rent in Ontario in 2026?
The 2026 rent increase guideline is 2.1% for most rent-controlled units. Landlords must give 90 days’ written notice on Form N1 and can only increase rent once every 12 months. Units first occupied after November 15, 2018 are generally exempt.
Can a landlord charge a damage deposit in Ontario?
No. Ontario landlords cannot charge a damage or security deposit. The only permitted deposit is last month’s rent (maximum one month), which must be applied to the final month and earns the tenant annual interest.
How much notice must a landlord give to enter a unit?
Generally 24 hours’ written notice, stating the reason, for entry between 8 a.m. and 8 p.m. Genuine emergencies are an exception and require no notice.
Can a landlord evict a tenant without going to the LTB?
No. A landlord must serve the correct notice (such as N4, N5, N12, or N13) and, if the tenant doesn’t comply, apply to the Landlord and Tenant Board. Only the LTB can order an eviction, enforced by the Sheriff.
What is vacancy decontrol?
When a unit becomes vacant, the rent increase guideline no longer applies to it — the landlord can set market rent for the new tenant. Once that tenant moves in, the 12-month rule and guideline apply going forward.
