A landlord’s repair obligations in Ontario
Ontario's Residential Tenancies Act puts the duty to keep a rental unit in good repair on the landlord. Knowing exactly what that means helps you budget, respond to tenants properly and avoid disputes.
This is general information, not legal advice. For a specific dispute, speak to a licensed paralegal or lawyer.
The basic rule
A landlord must keep the rental unit and the building in a good state of repair, fit to live in, and in line with health, safety, housing and maintenance standards. That applies even if the tenant knew about a problem when they moved in.
What that usually covers
- Plumbing, heating, electrical and ventilation systems
- Roofs, walls, windows, doors and locks
- Appliances you supply, such as the fridge, stove, washer and dryer
- Smoke and carbon monoxide alarms
- Common areas, stairs, railings and walkways
- Pest control
Vital services can never be cut off
Heat, hot and cold water, electricity and fuel (like gas or oil) are vital services. A landlord must not withhold them, including when rent is late. If you're responsible for heat, the heating has to keep the unit at a reasonable minimum temperature during the heating season. Ontario's provincial maintenance standards set 20°C, and many municipalities have their own heat rules, so check yours.
What tenants are responsible for
Tenants must keep the unit reasonably clean, and they're responsible for undue damage they, their guests or other occupants cause on purpose or through carelessness. Normal wear and tear is the landlord's responsibility.
Entering to make repairs
To enter for repairs or an inspection, a landlord generally has to give at least 24 hours' written notice, stating the reason and a time between 8 a.m. and 8 p.m. In an emergency, like a flood, a landlord can enter without notice.
Handling repair requests well
- Ask for requests in writing (email or text works) so there's a record.
- Respond quickly, even if the repair takes longer. Tell the tenant when to expect it.
- Sort by urgency. No heat in winter, a leak or a dead fridge can't wait; a loose cabinet hinge can.
- Keep every invoice, dated, with what was done.
- Close the loop by confirming with the tenant that the problem is fixed.
Why it matters
If repairs aren't done, a tenant can apply to the Landlord and Tenant Board, which can order repairs, a rent abatement or other remedies. Good records and quick responses are your best protection, and they keep good tenants in place.
How we help
For the properties we manage, tenants report repairs to us, we keep a written record of every request, and work under your spending limit goes ahead straight away. Appliance repairs are done by our own technicians. Tenants can reach us 24/7 for real emergencies. See what our property management includes.