08/28/2026
Ontario Landlords & Tenants: Important RTA Changes Effective September 21, 2026
Ontario’s Residential Tenancies Act is changing. Here are some of the most important changes landlords and tenants should know:
1. N4 notice period for unpaid rent: 14 days → 7 days
For most monthly tenancies, when rent is not paid, the termination date on an N4 can now be as early as 7 days after the notice is given, instead of the current 14 days.
2. “Persistently late rent” gets a clearer definition
A tenant who pays rent more than 7 days late at least 3 times within a 6-month period may fall within the new regulatory definition of persistent late payment. Other patterns may still potentially qualify depending on the circumstances.
3. Major change to N12 compensation
Normally, an N12 for landlord/purchaser own use requires one month’s rent compensation or another acceptable unit.
Starting September 21, compensation will not be required if the landlord provides at least 120 days’ notice and the termination date properly falls at the end of the rental period or fixed term.
4. New requirement when tenants raise their own issues at an arrears hearing
At an LTB eviction hearing based on non-payment of rent, a tenant wishing to raise certain tenant claims/issues will generally have to pay 50% of the rent arrears claimed in the landlord’s application, with the payment required no later than 7 days before the hearing, subject to the applicable rules and exceptions.
5. Renovation/N13 — stronger right-of-first-refusal procedures
Where a tenant has properly exercised the right to return after renovations, the landlord will have additional written-notice obligations, including advising the tenant of the estimated completion date, updating them if that date changes, and notifying them when the unit is ready. The tenant must be given at least 60 days after the unit is ready to exercise the right to reoccupy.
6. Bad-faith N12 — new 60-day presumption period
For an own-use N12, if the person named in the notice does not move into the unit within the prescribed period — generally within 60 days of the relevant vacancy/termination date — the law will create a presumption of bad faith unless the landlord can prove otherwise.
These are significant procedural changes, particularly for rent arrears, N4s, N12s and renovation-related evictions. Landlords should make sure they use the updated LTB forms and procedures once the changes take effect.
Effective date: September 21, 2026
Disclaimer:
This post is for general information only and is not legal advice. For a specific landlord-tenant matter, consult a qualified paralegal or lawyer familiar with Ontario residential tenancy law.
