Ontario Residential Lease Agreement

This Residential Tenancy Agreement (the "Agreement") is a standard form of lease as prescribed by Ontario Regulation 9/18 made under the *Residential Tenancies Act, 2006*, S.O. 2006, c. 17 (the "RTA"). It is mandatory for most private residential tenancies in Ontario. The tenancy is governed by the RTA and any applicable regulations. Landlord and Tenant agree to the following terms.

[[Agreement Date]]

Landlord: [[Landlord Full Legal Name or Company Name]] ("Landlord")
Landlord's address for service: [[Landlord Service Address, City, Ontario, Postal Code]]
Phone: [[Landlord Phone]] | Email: [[Landlord Email]]

Tenant(s): [[Tenant Full Legal Name(s)]] (jointly and severally, "Tenant")
Tenant's address for service before move-in: [[Tenant Current Address]]
Phone: [[Tenant Phone]] | Email: [[Tenant Email]]

Landlord leases to Tenant and Tenant leases from Landlord the residential premises described in this Agreement in accordance with the RTA., -

1. Premises

The residential rental unit (the "Premises") is located at:

[[Full Street Address, Unit/Apt/Suite Number, City, Ontario, Postal Code]]

The Premises include the following parking, storage, and appliances/furnishings supplied by Landlord:

• Parking: [[Parking details or "none provided"]]
• Storage: [[Storage details or "none provided"]]
• Appliances and furnishings: [[List e.g. "refrigerator, stove, dishwasher, microwave, washer, dryer, window coverings, light fixtures"]]

The Premises are to be used solely as a private residence by the Tenant and any permitted additional occupants listed below. No commercial, business, or unlawful use is permitted., -

2. Term

The tenancy begins on [[Move-In Date / Commencement Date]] and is:

[[Select one: "a fixed term of [[e.g. 12 months]] ending on [[Lease End Date]]" OR "month-to-month starting [[Move-In Date]]"]].

If this is a fixed-term tenancy and the Tenant remains in possession after the end date with the Landlord's consent (including by acceptance of rent), the tenancy converts to a month-to-month periodic tenancy on the same terms, unless the parties agree in writing to a new fixed term., -

3. Rent

The monthly rent is $[[Monthly Rent Amount]], payable in advance on the [[Rent Due Date, e.g. the 1st]] day of each month.

Payment shall be made by: [[e.g. e-transfer to [[Landlord Email]], pre-authorized payment, cheque payable to Landlord at the address above, or other agreed method]].

The first month's rent (prorated if the move-in date is not the first of the month) of $[[First Month or Prorated Rent]] is due upon signing this Agreement.

Rent is payable without deduction or demand. The Landlord may not require post-dated cheques as a condition of the tenancy., -

4. Rent Deposit (Last Month's Rent Deposit)

Ontario law permits only a rent deposit for the last month's rent (LMR). No security deposit or damage deposit may be charged.

Tenant shall pay a rent deposit of $[[Rent Deposit Amount, equal to one month's rent]] on or before the commencement of the tenancy.

The rent deposit:

1. Must be held in trust by the Landlord.

2. Bears interest at the rate equal to the annual rent increase guideline published for the year the interest is due (per RTA s. 106).

3. Must be applied by the Landlord to the rent owing for the last month of the tenancy.

4. May not be applied by the Tenant toward any other rent or as payment for damages.

If the rent deposit exceeds the actual rent for the final month (due to rent increases during the tenancy), the Landlord shall refund the excess plus accrued interest within a reasonable time after the tenancy ends.

The Landlord shall pay the Tenant the interest on the rent deposit annually (on the anniversary of the tenancy or as otherwise required by the RTA)., -

5. Rent Increases

The Landlord may increase the rent only once every 12 months and only in accordance with the RTA.

The Landlord must give the Tenant at least 90 days' written notice of a rent increase using the prescribed form (N1 or N2 as applicable). The increase may not exceed the annual guideline increase published by the Ministry of Municipal Affairs and Housing for that year (or the amount permitted by an above-guideline order if applicable).

The notice must specify the new rent amount and the effective date., -

6. Permitted Occupants

The Premises shall be occupied only by the Tenant and the following additional permitted occupants (if any):

[[Full names and ages of additional permitted occupants or "None"]]

Any guest staying more than [[e.g. 14 consecutive days or 30 total days per year]] without the Landlord's prior written consent may be considered an unauthorized occupant., -

7. Use of Premises

Tenant shall:

1. Use the Premises only as a private residence.

2. Comply with all applicable laws, municipal bylaws, and building rules.

3. Not create a nuisance or interfere with the reasonable enjoyment of other tenants or neighbours.

4. Not permit any illegal activity on the Premises., -

8. Maintenance and Repairs, Landlord's Obligations

Under the RTA (s. 20) and O. Reg. 517/06 (Maintenance Standards), the Landlord shall:

1. Maintain the Premises in a good state of repair and fit for habitation.

2. Comply with all health, safety, and housing standards.

3. Keep in good working order all plumbing, heating, electrical, and structural systems supplied by the Landlord.

4. Repair damage to the Premises caused by normal wear and tear or by the Landlord's failure to maintain.

5. Complete repairs within a reasonable time after receiving written notice from the Tenant., -

9. Maintenance and Repairs, Tenant's Obligations

The Tenant shall:

1. Keep the Premises reasonably clean, sanitary, and safe.

2. Use all appliances, plumbing, electrical, and HVAC systems in a reasonable manner.

3. Not intentionally or negligently damage the Premises.

4. Promptly notify the Landlord in writing of any needed repairs or maintenance issues.

5. Be responsible for damage caused by the Tenant, permitted occupants, or guests beyond ordinary wear and tear., -

10. Landlord's Right of Entry

The Landlord may enter the Premises only as permitted by RTA s. 27 and with proper notice, except in emergencies.

The Landlord must give the Tenant at least 24 hours' written notice before entry. The written notice must state:

1. The reason for entry.

2. The date of entry.

3. A specific time of entry between 8:00 a.m. and 8:00 p.m.

Valid reasons for entry with 24-hour notice include:

1. To carry out repairs or replacements or do work in the rental unit.

2. To allow a potential purchaser, mortgagee, or insurer to view the unit (with written authorization for brokers/salespersons).

3. To inspect the Premises as required.

4. To show the Premises to prospective tenants after the Tenant has given notice to terminate or the tenancy has been terminated.

The Landlord shall not abuse the right of entry or use it to harass the Tenant. Emergency entry (e.g., fire, flood, gas leak) requires no notice., -

11. Utilities and Services

Tenant shall be responsible for payment of:

[[List of tenant-paid utilities e.g. electricity, natural gas, water (if separately metered), internet, cable]]

Landlord shall be responsible for payment of:

[[List of landlord-paid utilities e.g. water and sewer (if not separately metered), property taxes, building insurance]]

The Tenant shall not allow any utility service in the Tenant's name to be disconnected or terminated during the tenancy., -

12. Pets

Pets are [[permitted / not permitted / permitted subject to conditions]].

If pets are permitted:

1. The Tenant must comply with any building or condominium rules regarding pets.

2. The Tenant is responsible for all damage, odour, or nuisance caused by any pet.

3. No additional pet deposit may be charged (Ontario prohibits pet deposits separate from LMR)., -

13. Smoking

Smoking of tobacco, cannabis, or other substances is [[not permitted inside the Premises / permitted only in designated outdoor areas / other rules as follows: [[Additional smoking rules]]]].

The Tenant is responsible for any damage, residue, or odour caused by smoking., -

14. Assignment and Subletting

The Tenant may sublet the Premises or assign this Agreement only with the Landlord's prior written consent.

The Landlord shall not arbitrarily or unreasonably withhold consent to a sublet or assignment (RTA s. 95, 97). The Landlord may charge only reasonable out-of-pocket expenses for processing consent.

If the tenancy is assigned, the original Tenant is released from obligations. In a sublet, the original Tenant remains fully liable to the Landlord for performance of the Agreement.

The sublease term cannot exceed the remaining term of this Agreement., -

15. Default by Tenant

The Tenant is in default if the Tenant:

1. Fails to pay rent when due.

2. Repeatedly pays rent late.

3. Breaches a material term of this Agreement or the RTA and fails to cure within the time specified in a notice.

4. Causes significant damage to the Premises.

5. Interferes substantially with the reasonable enjoyment of other tenants or the Landlord.

6. Permits an unauthorized occupant to reside in the Premises.

On default, the Landlord may serve the appropriate termination notice (e.g., N4 for non-payment of rent, N5 for cause, N6 for illegal act, N7 for damage) and apply to the Landlord and Tenant Board (LTB) for an eviction order and/or monetary compensation., -

16. Ending the Tenancy

To end a month-to-month tenancy, either party must give written notice of one full rental period, ending on the last day of a rental period (using the appropriate LTB form N9 or N11 where applicable).

For fixed-term tenancies, the tenancy ends on the specified end date unless the parties agree otherwise or the tenancy converts to month-to-month.

The Tenant must:

1. Vacate the Premises by the termination date.

2. Remove all personal property.

3. Return all keys, access devices, and remote controls.

4. Leave the Premises reasonably clean and in the condition received, allowing for ordinary wear and tear.

5. Provide a forwarding address in writing to the Landlord., -

17. Return of Rent Deposit

At the end of the tenancy, the Landlord shall apply the rent deposit (plus any accrued unpaid interest) to the rent for the final month.

If any portion of the rent deposit plus interest remains after application, or if the deposit was not required to be applied, the Landlord shall return the balance to the Tenant within a reasonable time, together with a written accounting if any deduction is claimed.

The Tenant may apply to the LTB if the deposit and interest are not properly accounted for or returned., -

18. Notices

Notices under this Agreement and the RTA may be given by personal delivery, mail, or other methods permitted by RTA s. 191 (including email if the recipient has consented in writing).

Notices to the Tenant may be delivered to the Premises or the address on file.

Notices to the Landlord shall be sent to the address for service stated above or as updated in writing., -

19. Severability and Entire Agreement

If any provision of this Agreement is found to conflict with the RTA or is otherwise unenforceable, the remaining provisions remain in effect and the invalid provision shall be modified to the minimum extent necessary to comply with law.

This Agreement, together with any schedules and the mandatory information appendix required under O. Reg. 9/18, constitutes the entire agreement. No amendment is valid unless in writing and signed (or as otherwise permitted by the RTA)., -

20. Governing Law and Dispute Resolution

This Agreement is governed by the laws of the Province of Ontario and the *Residential Tenancies Act, 2006*.

Disputes are resolved primarily by application to the Landlord and Tenant Board (LTB) at tribunalsontario.ca/ltb or 1-888-332-3234 (toll free). Either party may file an application for orders regarding termination, possession, rent, deposits, maintenance, or other matters under the RTA., -

21. Joint and Several Liability

If there is more than one Tenant, each Tenant is jointly and severally liable for all obligations under this Agreement and the RTA., -

22. Additional Lawful Terms

[[Insert any additional lawful terms agreed by the parties here, or state "None."]], -

SCHEDULES

Schedule A, Move-In Condition Report (use LTB or equivalent form; recommended)

Schedule B, List of Appliances, Furnishings, and Keys Provided

Schedule C, Building Rules and Regulations (if applicable)

Schedule D, Any Other Addenda or Attachments, -

INFORMATION APPENDIX (Required by O. Reg. 9/18)

The Standard Form of Lease requires that the Landlord provide the Tenant with the prescribed information appendix containing general information about rights and responsibilities under the RTA. This appendix is available on the Ontario government website and forms part of every standard lease.

Landlord confirms that the information appendix (Part C or current equivalent) has been or will be provided to the Tenant together with this Agreement., -

SIGNATURES

LANDLORD

Signature: ______________________________ Date: ___________

Print Name: [[Landlord Signatory Full Name]]

TENANT(S)

Signature: ______________________________ Date: ___________

Print Name: [[Tenant 1 Full Legal Name]]

Signature: ______________________________ Date: ___________

Print Name: [[Tenant 2 Full Legal Name]], -

LANDLORD'S OBLIGATION TO PROVIDE COPY

The Landlord must provide the Tenant with a copy of this signed Agreement within 21 days after the Tenant signs it (RTA s. 12.1 and related). Failure to do so may give the Tenant the right to withhold one month's rent until provided.

Date copy provided to Tenant: ________________, -

*Template, not professional legal advice. Ontario residential tenancies are governed by the Residential Tenancies Act, 2006, S.O. 2006, c. 17 and O. Reg. 9/18 (Standard Form of Lease). All statutory references, deposit rules, entry notice requirements (s. 27), rent increase rules, maintenance standards (O. Reg. 517/06), and subletting rules (s. 97) are current as of June 2026. Download the official Standard Form of Lease and current LTB forms from ontario.ca or tribunalsontario.ca/ltb. Local bylaws or condominium rules may also apply. Verify all terms with current primary sources and seek independent legal advice before signing. This document does not replace the government-prescribed standard lease form where required.*