Math101 · Independent Ontario learning library
First: identify what kind of housing this is
Ontario’s Residential Tenancies Act (RTA) covers many private rentals, but not every arrangement. Rules may differ for university/college residence, housing where the occupant shares a kitchen or bathroom with the owner or certain close family members, co-operative housing, care homes and other exceptions.
Do not decide coverage from the words “room,” “sublet” or “student rental.” Record the facts and check the Landlord and Tenant Board guide or obtain legal advice.
Verify before paying
- Search the address and compare listing photos/details.
- View the exact unit live—in person where possible, or through a verifiable real-time process.
- Ask who owns the property and who is authorized to lease it.
- Confirm names on the lease match the people receiving payment.
- Never rely only on identification sent by the supposed landlord; stolen ID can be used in scams.
- Be suspicious of urgency, below-market pricing, refusal to show the unit, gift cards, cryptocurrency, wire transfers, or payment to a different person/country.
- If it is a sublet or assignment, verify the original tenancy and required consent.
Judgment: losing a “great deal” is safer than sending a deposit before verification.
Read the Ontario standard lease
Most landlords of private residential units covered by the requirement must use Ontario’s standard lease. It identifies:
- landlord and tenant names;
- rental unit and parking;
- term and start date;
- rent, due date and payment method;
- services/utilities included;
- rent discounts and deposits;
- smoking rules;
- tenant insurance requirement, if any;
- additional terms.
An additional term cannot remove a right under the RTA. Ontario’s guide gives examples of generally void terms, including blanket terms purporting to ban guests, roommates or pets, although condominium rules and other lawful restrictions can matter.
Never sign with blanks. Keep the signed lease, attachments and advertisements. Under the standard-lease rules, the landlord must provide a copy within the prescribed period; Ontario explains remedies when a required standard lease is not provided. Do not improvise by withholding rent without reading the exact official process.
Deposits and payments
Ontario’s official renting guide states that a rent deposit is generally limited to one rental period and is used for the last rent period, not damage. A refundable key deposit may be permitted within the rules. Pet and damage deposits are generally not lawful for an RTA-covered tenancy.
Always get a receipt showing date, amount, purpose, address and recipient. Use traceable payment. Ask how interest on the rent deposit and later rent increases affect the deposit.
Do not assume a landlord can demand post-dated cheques or one particular automatic-payment method as the only possible arrangement. Check the standard-lease guidance and agree to a method you can reliably fund.
Roommates and joint liability
Ask these questions before signing:
- Is there one joint lease or separate leases by room?
- Is every occupant a tenant, roommate, licensee, subtenant or guarantor?
- Can the landlord pursue one named tenant for the full unpaid rent under the agreement?
- What happens if one person leaves?
- Who owns shared furniture and pays utilities?
- What house rules are between roommates rather than lease terms?
A roommate agreement can set expectations for cleaning, guests, noise, food, bills and replacement, but it does not override the lease or legislation. Parents considering a guarantee should read its duration and maximum exposure; “co-signer” can involve real legal liability.
Document move-in
Before unpacking:
- photograph/video every room with date-backed originals;
- record stains, wall/floor damage, appliances and fixtures;
- test locks, smoke/CO alarms, plumbing, heat and included appliances;
- record meter readings if responsible for utilities;
- send a calm written condition list to the landlord;
- save the landlord’s repair and emergency contacts;
- obtain tenant insurance if required or chosen.
Do not make unauthorized alterations. Report urgent hazards immediately through the proper route.
Repairs, entry and privacy
Landlords are generally responsible for keeping covered rental properties in a good state of repair and complying with health/safety standards. Tenants must maintain ordinary cleanliness and may be responsible for undue damage caused by them or their guests.
For non-emergency entry, written notice, timing and reason rules generally apply, with specified exceptions. Do not physically escalate a disagreement at the door. Record the event, use the LTB guidance and seek help.
For a repair request:
On [date], I noticed [specific problem] in [location]. It affects [heat/water/security/etc.]. I have attached photos. Please confirm the repair plan and access timing. My contact information is [method].
Keep paying lawful rent while using the proper enforcement/remedy route. Tenants should not simply deduct repair costs or withhold rent based on internet advice.
Rent increases and ending a tenancy
Ontario rules govern timing, notice and allowable increase methods for covered tenancies, with important exceptions such as some newer units and exempt arrangements. Check the current year’s rent increase guideline and whether it applies.
A fixed-term lease does not always mean the tenant must leave automatically on its end date; many covered tenancies continue month-to-month. Leaving generally requires the correct form, notice period and termination date, unless another lawful route applies. Assignment, sublet, agreement to terminate and special circumstances have separate rules.
If there is a dispute
- Write down facts, dates and desired resolution.
- Communicate in writing without threats.
- Use Navigate Tribunals Ontario and LTB forms/instructions.
- Contact a community legal clinic or Legal Aid Ontario if eligible.
- Use the Rental Housing Enforcement Unit for matters within its mandate.
- Call 911 for immediate danger—not an ordinary lease disagreement.
Can a landlord ban all pets in Ontario?
Ontario’s standard-lease guide says a “no pets” term is generally void, but condominium declarations/rules, allergies, safety and other legal circumstances can matter. Check the actual housing type and facts.
Can I use the last-month deposit for any month I am short?
No. It is held for the last rent period under the tenancy. Using it early without a lawful agreement can create arrears.
Does signing with roommates mean I owe only my share?
Not necessarily. A joint lease may make each named tenant responsible for the full obligations. Read the wording and get legal advice before guaranteeing or signing unclear joint liability.
