Key takeaways
- Give 60 days’ written notice on Form N9, to end on the last day of your term or rental period.
- Your lease doesn’t end automatically; it usually continues month to month.
- Your last month’s rent deposit is applied to your last month, not to damage.
- Landlords can’t charge a lease-breaking penalty.
In this chapter
13.1 Understanding Lease Types and How They End13.2 Breaking a Lease Early13.3 Preparing for Move-Out and the Inspection13.4 What Happens to Your Deposit13.5 Landlord Access for Showings13.6 After Move-Out: Final Bills and Follow-Up13.7 Final Thoughts on Moving OutIllustrative Examples
Every rental relationship eventually comes to an end, whether you’re relocating for work, upgrading your living space, or simply ready for something new. However, moving out of a rental unit is not as simple as packing and leaving. It involves clear legal steps, documented communication, and proper planning to ensure that you fulfil your responsibilities and protect your rights.
This chapter walks you through the full process of ending your tenancy in Ontario, including how to give proper notice, break a lease legally, handle move-out logistics, prepare for inspections, and deal with final payments or deposits. By doing things correctly, you can avoid unnecessary disputes, leave on good terms, and position yourself well for your next rental.
13.1 Understanding Lease Types and How They End
Before planning your move-out, it is essential to understand the type of lease you signed, as your lease type directly affects how your tenancy ends.
The Three Common Lease Types in Ontario:
1. Fixed-Term Lease This lease has a set start and end date, such as January 1 to December 31. When it ends, the tenancy normally continues month to month on the same terms, unless a proper notice has been given or a new lease is signed.
2. Month-to-Month Lease This lease continues indefinitely and can be ended by either party with proper notice, usually 60 days before the end of a rental period (not necessarily the end of a calendar month).
3. Sublet or Assignment These are lease transfers where the tenant either temporarily (sublet) or permanently (assignment) transfers their obligations to another person. Both require landlord approval.
Landlord and Tenant Board. 13.2 Giving Proper Notice: How and When
To legally end your tenancy, you must provide your landlord with at least 60 days’ written notice before the end of the lease term or rental period. This applies whether you are on a fixed-term or month-to-month lease.
Requirements for a Valid Notice:
- Must be in writing and given in a permitted way; use email only if you have both agreed to that
- Must clearly state your intent to vacate and the move-out date
- Must be signed and dated
- Must be delivered at least 60 days before the effective termination date Example: If your lease ends on December 31, you must give notice no later than November 1.
Practical Tip:
Use Ontario’s official Form N9 – Tenant’s Notice to End the Tenancy to ensure your notice meets legal requirements. Keep a copy and proof of delivery (email confirmation or photo of dropped letter).
Month-to-month tenancy
What it isWhat generally happens when a fixed-term lease ends and you stay.
Why it mattersYou don’t need to sign a new lease to stay.
What to doUse Form N9 and give proper notice when you leave.
13.2 Breaking a Lease Early
Life is unpredictable, and sometimes tenants need to leave before their lease ends. Doing so without following proper procedures can result in legal and financial consequences. However, Ontario law provides legal ways to exit a lease early.
Your Options:
1. Assignment You permanently transfer your lease to another tenant. The new tenant takes on all responsibilities and the original lease is terminated. You are no longer liable once the new lease begins.
2. Sublet You temporarily hand over your unit to someone else while retaining responsibility for the lease. You may return to the unit later, and if the subtenant fails to pay rent, you are still liable.
Both options require written consent from the landlord. If a landlord refuses all assignment, or doesn’t reply within 7 days of your request, you can give notice to end the tenancy within 30 days of asking. If they agree in general, they can refuse a particular person only for reasonable grounds.
Alternative: Mutual Agreement to Terminate
You can always ask the landlord to end the lease by mutual agreement. If they agree, put the terms in writing and ensure both parties sign.
Visual guide · Rentals
Assignment, sublet or agreement?
| Option | What happens | Still responsible? |
|---|---|---|
| Assignment | New tenant takes over | Generally no, after it takes effect |
| Sublet | Someone stays temporarily | Yes |
| Agreement to end | You and landlord agree a date | No, once it takes effect |
Visual guide · Rental guide
You need to leave before the lease ends
Assign or sublet
VS
13.3 Preparing for Move-Out and the Inspection
Once your termination date is set, begin preparing for move-out. You are legally required to return the unit in the same condition as when you moved in, minus normal wear and tear.
What to do before leaving:
- Deep-clean floors, appliances, windows, and bathrooms
- Patch small holes and repaint if required by lease
- Remove all garbage, food, and personal belongings
- Replace burned-out light bulbs and batteries
- Defrost and clean the refrigerator and freezer
Move-Out Inspection:
You may request a walk-through with the landlord. This is a chance to address issues and avoid disputes later. Document the condition of the unit with photos or video, and keep a copy of your inspection notes.
13.4 What Happens to Your Deposit
In Ontario, a landlord may collect a rent deposit of up to one month’s rent, plus a refundable key deposit. The rent deposit, with the interest owed, is applied to your final month of tenancy.
Other possible deposits:
- Key deposit: Must be refundable and for actual replacement cost
- Damage or cleaning deposits: Not legal, even if your lease includes them
Your rights:
- Landlords cannot charge you for normal wear and tear
- For actual damage, they can claim the cost through the Board; they can’t keep your rent deposit for it
If you paid an illegal charge, you can file a T1 application with the LTB to recover it
Rent deposit: what to expect
VS
13.5 Landlord Access for Showings
Once you’ve given notice, your landlord can show the unit to prospective tenants. To show it to a buyer, they need to give 24 hours’ written notice.
Rules for access:
- For prospective tenants, no written notice is required, but they must make a reasonable effort to tell you first
- Showings may only occur between 8:00 a.m. and 8:00 p.m.
- Entry must be for a legitimate reason (e.g., viewings or repairs)
- You do not need to be present, but you must allow access
If showings are frequent or disruptive, try to create a schedule with the landlord. If they enter without notice, this may be considered harassment or a violation of your privacy.
Move-out checklist
Showings: your rights
13.6 After Move-Out: Final Bills and Follow-Up
Once you vacate:
- Confirm that all utilities you were responsible for are closed or transferred
- Keep your lease, proof of rent payments, and inspection notes for your records
- Request a final written statement from the landlord confirming you’ve fulfilled your obligations
If you receive unexpected charges after moving out, ask for an itemized list with documentation.
If the charges seem unfair, you may contest them at the LTB.
After you move out
13.7 Final Thoughts on Moving Out
Ending a tenancy responsibly is just as important as starting one. By following proper notice procedures, communicating clearly, and returning the unit in good condition, you protect yourself both legally and financially. A respectful move-out also strengthens your credibility for future rental applications.
A well-managed move-out ensures you avoid conflict, preserve your rental history, and walk away on good terms. It is the final step in your current rental journey—and the first step toward your next one.
Submit proper notice using Form N9
Ensure you complete and submit the official Form N9 to provide legal notice of your intent to vacate the property.
Document the unit condition
Take detailed photos of the cleaned unit to document its condition when you vacate, which can help protect you from damage claims.
Leave forwarding address
Provide landlord with new address to receive any mail.
Confirm termination in writing
After submitting Form N9, follow up with written confirmation to your landlord to document the termination agreement.
Arrange final inspection Schedule a walk-through inspection with your landlord to review the property’s condition together before leaving.
Change Address with Canada Post
Register Change of Address at Canada Post
Checklist Before Leaving
Clean the unit and repair
Thoroughly clean the rental unit and address any minor damages or repairs that are your responsibility as a tenant.
Cancel or transfer utilities
Contact utility companies to cancel or transfer services to your new address to avoid being charged after you move out.
Illustrative Examples
Case 1: Improper Notice Results in Extra Rent
Devin was living on a month-to-month lease and decided to move out in April. He told his landlord over the phone on March 10 that he would be leaving at the end of the month. The landlord later demanded rent for April, saying proper notice was not given. Devin assumed a verbal conversation was enough.
When he contacted a tenant clinic, he learned that the law requires 60 days’ written notice, and because he did not provide a signed letter or use the proper form, the landlord was within his rights.
Outcome: Devin had to pay for an additional month. He later used the official Form N9 when moving from his next apartment.
Lesson: Always provide written notice at least 60 days in advance, using the proper form.
Verbal notice does not protect you legally.
Case 2: Breaking the Lease with an Assignment
Sandra had eight months left on her one-year lease when she was offered a job in Vancouver. She asked her landlord to end the lease early, but he refused. Instead of leaving and risking penalties, Sandra asked if she could assign her lease to a friend who was looking for a place.
The landlord initially hesitated but eventually approved the assignment. Sandra found a suitable new tenant, submitted their application, and ensured all paperwork was signed and documented.
Outcome: The new tenant took over the lease. Sandra moved out without penalty and was released from further liability.
Lesson: If you need to break your lease, request an assignment. Landlords cannot unreasonably refuse. Get all agreements in writing.
Case 3: Illegal Charges for Damage and Cleaning
After a two-year tenancy, James and Meera moved out of their condo. They had cleaned the unit thoroughly and patched nail holes, but two weeks later, the landlord claimed there were “stains on the carpet” and “greasy appliances” and demanded $600, which the couple paid to avoid a dispute.
The couple had documented the move-out with photos and still had a copy of their move-in inspection report. They took their case to the Landlord and Tenant Board, where they argued that the claimed damage was normal wear and tear, and cleaning charges were excessive.
Outcome: The LTB ruled in their favour and ordered the landlord to return the $600.
Lesson: Landlords can seek payment only for real damage, not normal wear, and only through proper process. Photos, inspection reports, and records protect you in disputes.
Case 4: Repeated Showings Without Notice
Tenant: Ayaan, part-time student
Ayaan gave notice to vacate his rental unit on July 1. Within days, his landlord began showing the unit to prospective tenants. The landlord frequently entered without any effort to tell him first, sometimes during Ayaan’s online classes, causing stress and disruption.
Some entries were after 8 p.m. When Ayaan objected, the landlord dismissed his concerns.
Outcome: Ayaan kept a log of each entry, noting dates, times, and lack of notice. He filed a T2 application at the LTB for violation of his right to quiet enjoyment. The Board ruled that the landlord had acted improperly and awarded Ayaan $800 in compensation.
Lesson: Even during your final 60 days, your landlord must respect the 8 a.m. to 8 p.m. window and try to tell you first. Keep records and report repeated violations.
Case 5: Moving Out Without a Final Walk-Through
Bianca had lived in her unit for four years and took care to clean the apartment before moving out. She informed her landlord that she was leaving and handed over the keys, but they never scheduled a final inspection. Three weeks later, she received a message claiming that the floors were “scratched” and a window “stuck,” and the landlord requested $500 for repairs.
Bianca had not taken photos and didn’t do a walk-through. With no proof of the unit’s condition at move-out, she found herself in a difficult position.
Outcome: After negotiating, Bianca paid a reduced amount to avoid a prolonged dispute, but she learned the importance of documentation.
Lesson: Always request or document a move-out inspection. Take photos or video of the empty unit and email them to your landlord.
Case 6: Sublet vs. Assignment Confusion
Rachel needed to leave her rental four months early due to a family emergency. She found another tenant to take over her place and asked the landlord to sublet. The landlord agreed verbally but did not sign any documents. When Rachel returned after three months, she discovered that the new tenant had caused damage and missed two rent payments.
Rachel was still legally responsible because she had sublet, not assigned the lease, and her name remained on the original contract.
Outcome: Rachel had to pay for the repairs and the unpaid rent. She later pursued the subtenant for reimbursement but had no written agreement.
Lesson: Know the difference between a sublet and an assignment. A sublet is temporary, and you remain liable. Get everything in writing.