Landlord Obligations and Common Abuses in Ontario

While tenants have important rights under Ontario’s Residential Tenancies Act (RTA), landlords also have legal obligations that are often misunderstood or violated. Whether through negligence, ignorance, or intentional misconduct, landlords sometimes overstep boundaries, which can lead to unsafe housing, illegal fees, privacy invasions, or bad faith evictions.

This chapter explores a landlord’s core responsibilities, outlines common violations, and provides guidance on how renters can respond when things go wrong.

9.1 Core Legal Obligations of a Landlord

Ontario landlords are legally responsible for the following:

1. Providing a Safe and Livable Space

• Units must meet health, fire, and building code standards
• Must include working plumbing, heat, electricity, smoke alarms
• Must be free from serious damage, mold, and pests

2. Honouring the Lease and the RTA

• Must use the standard lease for most private tenancies
• Cannot impose additional rules not agreed upon or allowed by law
• Must comply with all lease terms and rent obligations

3. Maintaining the Unit

• Responsible for repairs and maintenance, unless the tenant or a guest caused the damage
• Cannot make tenants pay for issues like broken plumbing, roof leaks, or pest control
• Must respond to service requests in a reasonable timeframe

4. Respecting Privacy

• Must generally provide 24 hours’ written notice before entering a unit
• Entry must be for legal reasons (e.g., repairs, showings)
• May only enter between 8:00 a.m. and 8:00 p.m.
• Cannot enter simply to check up on the tenant

5. Handling Rent and Deposits Legally

• May only request a rent deposit of up to one month’s rent, plus a refundable key deposit
• May not demand damage, cleaning, pet or other illegal deposits
• Must provide a free rent receipt if the tenant requests one

6. Complying With Rent Rules

• Can raise rent only once every 12 months
• Must provide 90 days’ notice
• Must follow rent control laws if the unit is eligible

9.2 Common Abuses by Landlords

Despite clear laws, abuses still happen across Ontario. The following are among the most common violations reported to legal clinics and tenant boards:

• Illegal Entry
• Showing up unannounced
• Entering without notice
• Entering for vague or non-essential reasons
• Harassment or Intimidation
• Threatening eviction for complaints or service requests
• Constantly “checking up” on tenants
• Using verbal abuse, retaliation, or manipulative behaviour
• Lockouts and Self-Eviction
• Changing locks without a court order
• Removing tenant belongings
• Disconnecting heat or electricity to force move-out
• Withholding Repairs
• Ignoring repeated repair requests
• Telling tenants to “just fix it themselves”
• Blaming tenants for structural or system issues
• Rent-Related Violations
• Increasing rent without notice
• Charging for extra services without agreement
• Requesting illegal deposits or off-lease payments
• Discrimination

• Refusing to rent to people because of protected grounds such as citizenship, family status or receipt of public assistance
• Making rental offers contingent on appearance, religion, ethnicity, or personal background

9.3 Bad Faith Evictions: When Landlords Abuse the System

A growing issue in Ontario involves bad faith evictions—when a landlord pretends to need the unit for personal use or renovations, but really wants to re-rent it at a higher price.

Signs of a Bad Faith Eviction:

• Landlord says they need the unit but re-rents it quickly after
• No real renovation takes place or it’s cosmetic
• “Personal use” is claimed but no one moves in If this happens, the tenant can file a T5 application with the LTB and may be eligible for:
• Up to 12 months’ rent
• The difference in rent for up to one year, and reasonable moving costs
• An administrative fine against the landlord

9.4 How Tenants Can Respond to Abuses

If a landlord violates your rights, take the following steps:

1. Document Everything

• Save emails, texts, letters
• Take photos/videos
• Log dates, times, and details of conversations or events

2. Communicate in Writing

• Keep interactions professional and written
• Request compliance before escalating

3. Contact Support Services

• Municipal bylaw enforcement for maintenance issues
• Rental Housing Enforcement Unit for illegal lockouts
• Human Rights Tribunal of Ontario and the Human Rights Legal Support Centre for discrimination
• Community legal clinics for legal advice and representation

4. File an LTB Application

• Use forms like T1 (illegal fees), T2 (harassment), T6 (repairs), or T5 (bad faith)
• Include supporting evidence and witness statements if possible

Ontario’s rental system gives both tenants and landlords rights and responsibilities. Unfortunately, not all landlords follow the law, and tenants often feel afraid or powerless.

But remember:

• You cannot be forced out without legal notice and due process
• You are protected from discrimination and harassment
• You are entitled to safe, secure, and private housing
• You have access to legal recourse when your rights are violated