Since April 30, 2018, Ontario landlords entering into most new residential tenancies must use the provincial Standard Form of Lease. This requirement under the Residential Tenancies Act (RTA) was designed to ensure all tenants receive a clear, standard agreement that accurately reflects their statutory rights. If your landlord is not using the standard form, you have specific rights — including the ability to request it and potentially withhold rent if it is not provided.
What Is the Standard Form of Lease?
The Ontario Standard Form of Lease is a provincially mandated form available from the Ontario government website. It covers the essential terms of the tenancy including rent, rent payment date, the tenancy start date, the length of the tenancy period, parking, smoking rules, and information about services included in the rent. It also includes mandatory information about the Landlord and Tenant Board (LTB) and tenant and landlord rights.
Your right to request it: If your landlord does not provide the standard form within 21 days of you requesting it in writing, you may be entitled to withhold one month's rent. If they still fail to provide it after another 21 days, you may keep that rent permanently. This is a powerful protection — use it.
Rent Increases in Ontario
Ontario has a rent increase guideline set each year by the provincial government. For most residential units covered by the RTA, landlords can only increase the rent by the guideline percentage (or less) in any 12-month period, and must give at least 90 days' written notice using the prescribed Form N1.
Units first occupied for residential purposes after November 15, 2018 are exempt from rent increase guidelines — a significant change that affects many new builds. If your unit falls into this category, the landlord can raise the rent by any amount, subject to proper 90-day notice.
To increase the rent above the guideline even for covered units, the landlord must apply to the LTB and prove extraordinary circumstances (major capital expenditures or significant operating cost increases).
Deposits in Ontario
Ontario allows only two types of deposits: a last month's rent deposit and (where applicable) a key deposit. Separate damage deposits are illegal under the RTA. The last month's rent deposit cannot exceed one month's rent and must be applied to the last month of the tenancy — it is not a "damage deposit" and cannot be used to cover repairs or cleaning.
Landlord Entry in Ontario
Under the RTA, landlords must give at least 24 hours' written notice (and not more than seven days) before entering for most purposes including inspections, repairs, and showings. Entry must occur between 8am and 8pm. Exceptions apply for genuine emergencies. Any lease clause granting broader entry rights is void.
Using the Landlord and Tenant Board
The LTB is the quasi-judicial body that resolves disputes between landlords and tenants in Ontario. Tenants can apply to the LTB for issues including:
- Illegal rent increases
- Maintenance and repair failures
- Harassment or interference with quiet enjoyment
- Illegal entry by the landlord
- Return of an illegal deposit
Filing an LTB application costs $53 (Tenant Application) as of 2024. Most applications can be filed online through the LTB's e-File portal.
Lease Clauses That Are Void in Ontario
Ontario tenants should watch for and reject any attempt to include the following types of clauses, as they are void under the RTA:
- No-pet clauses (void unless the pet causes allergies, damage, or disturbance)
- Clauses waiving the tenant's right to repairs or maintenance
- Damage deposits or security deposits beyond the last month's rent
- Clauses requiring the tenant to pay for landlord insurance
- Clauses prohibiting guests or limiting the tenant's quiet enjoyment
Scan your Ontario lease for void clauses
LeaseScan identifies lease terms that conflict with Ontario's Residential Tenancies Act — including illegal deposits, void entry provisions, and prohibited clauses.
Analyse My Lease →Disclaimer: This article is for informational purposes only. Ontario tenancy law is complex and changes frequently. Consult a qualified paralegal or lawyer for advice specific to your situation.