The Ontario Residential Tenancies Act (RTA) governs the relationship between landlords and tenants across the province. Whether you own a single rental unit or a multi-unit building in the Kitchener-Waterloo region, understanding the RTA is not optional — it is your legal foundation. This guide breaks down the key provisions every Ontario landlord must know heading into 2026.

What the RTA Covers (and What It Doesn't)

The Residential Tenancies Act applies to most residential rental units in Ontario — apartments, houses, condos, and secondary suites. It governs the terms of tenancy agreements, rent increases, maintenance responsibilities, and the rules around ending a tenancy. Notably, the RTA does not apply to commercial leases, boarding houses where the landlord lives on-site and shares a kitchen or bathroom, or most university-operated student housing.

For landlords in Kitchener, Waterloo, Cambridge, and surrounding communities, nearly every rental relationship falls under the RTA. That means the rights and obligations it establishes are non-negotiable — you cannot contract out of the Act's protections, even if a tenant agrees in writing.

Landlord Obligations Under the RTA

The RTA places significant obligations on landlords. You are legally required to maintain your property in a good state of repair and fit for habitation. This includes complying with health, safety, housing, and maintenance standards set by provincial and municipal bylaw. Key landlord obligations include:

• Providing a unit that meets minimum standards at the start of the tenancy
• Completing necessary repairs within a reasonable timeframe
• Giving proper notice before entering a unit (minimum 24 hours written notice)
• Providing a written tenancy agreement using the provincial Standard Lease form
• Returning the last month's rent deposit with accrued interest when required

Failure to meet these obligations can result in tenants applying to the Landlord and Tenant Board (LTB) for a rent abatement or order compelling repairs.

Rent Increase Rules for 2026

Ontario's rent increase guideline sets the maximum percentage a landlord can increase rent for most residential units without LTB approval. For 2026, the guideline is set by the Ministry of Municipal Affairs and Housing each fall. Landlords must provide tenants with at least 90 days' written notice before any rent increase takes effect, and increases can only happen once every 12 months.

Important exceptions: units first occupied for residential use after November 15, 2018 are exempt from the rent increase guideline. Landlords of these units can raise rent to market rates between tenancies, though proper notice is still required within a tenancy. Above-guideline increases (AGIs) are also available for landlords who have made significant capital expenditures or experienced extraordinary increases in operating costs — these require an LTB application.

Tenant Rights Landlords Must Respect

The RTA provides tenants with robust protections. Landlords cannot enter a unit without proper notice (except in genuine emergencies), cannot cut off vital services like heat or electricity, and cannot change locks without providing new keys immediately. Harassment, illegal lockouts, and interference with a tenant's reasonable enjoyment of their unit are prohibited and can result in substantial penalties.

Tenants also have the right to assign or sublet their unit with the landlord's consent — and landlords cannot unreasonably withhold that consent. Understanding these rights helps landlords avoid costly LTB hearings and maintain positive tenant relationships.

The Landlord and Tenant Board

The LTB is the adjudicative tribunal that resolves disputes between landlords and tenants under the RTA. Both parties can file applications — landlords most commonly file for unpaid rent, persistent late payment, or property damage; tenants file for maintenance failures or illegal rent increases. LTB hearings can be held in-person, by phone, or by video conference. Wait times have historically been significant, making prevention and early communication critical for landlords who want to avoid protracted disputes.

Frequently Asked Questions

Can I refuse to rent to someone?

Landlords cannot discriminate based on grounds protected by the Ontario Human Rights Code, including race, sex, family status, disability, or receipt of public assistance. You can, however, assess creditworthiness, references, and rental history.

What happens if a tenant stops paying rent?

You must file an N4 Notice to End a Tenancy Early for Non-payment of Rent with the LTB. The tenant then has 14 days to pay or vacate. If they do neither, you can apply for an eviction order.

Do I need to use the standard lease form?

Yes. As of 2018, Ontario requires landlords to use the provincial Standard Lease form for most residential tenancies. If you do not provide it within 21 days of a written request, the tenant may withhold one month's rent.