Introduction – Owning a Rental? Know the Rules First
Becoming a landlord in Ottawa can be a great way to build wealth and passive income—but it also comes with serious legal responsibilities. From rent control to tenant rights to notice periods, Ontario has some of the most regulated rental markets in Canada.
Whether you’re a first-time investor or a seasoned landlord, this 2025 guide covers the essential rental rules you need to know before renting out your property in Ottawa.
📋 1. Ontario Rental Law Applies in Ottawa
Ottawa landlords must follow Ontario’s Residential Tenancies Act (RTA). This legislation governs most aspects of the landlord-tenant relationship, including:
Rent increases
Lease agreements
Evictions and notices
Repairs and maintenance
Security deposits (key deposits only are allowed—no damage deposits)
Whether you're renting out a condo, basement unit, or detached home, the RTA applies unless your tenant shares a kitchen or bathroom with you (in which case some exemptions may apply).
💵 2. Rent Control Rules You Should Know
Most Ottawa rental units are subject to rent control, meaning landlords can only increase rent once every 12 months and must give 90 days’ written notice.
As of 2025:
Rent increase limits are set annually by the Ontario government (e.g., 2.5% cap in recent years)
New construction (units first occupied after Nov 15, 2018) may be exempt from rent control
You cannot raise the rent more than once per year per tenant, even if the market has increased significantly
Always check current rent increase guidelines before issuing a notice.
🧾 3. N12 Notices – Evicting for Personal Use or Sale
Planning to move into the unit or sell the property? You’ll likely need an N12 form.
When You Can Issue an N12:
If you, a close family member, or the buyer intends to live in the unit
You must give 60 days’ notice and the notice period must align with the end of a lease term
You must pay the tenant one month’s rent as compensation or offer another unit (if applicable)
Issuing an N12 improperly—or not moving in as stated—can result in legal penalties and compensation owed.
🔧 4. Repairs and Maintenance – It’s Your Responsibility
Landlords are responsible for maintaining a unit in good repair and meeting health and safety standards, even if the lease says otherwise.
You must:
Ensure heat, hot water, plumbing, and appliances are working
Respond to repair requests promptly
Handle issues like pests, leaks, or electrical problems
Tenants can file complaints with the Landlord and Tenant Board (LTB) if these standards aren’t met.
📑 5. Lease Agreements & Standard Forms
Ontario law requires all landlords to use the Standard Lease Form, which outlines:
Rent amount and due date
Services included (e.g., hydro, parking, internet)
Rules around guests, pets, and smoking
Term length (typically 12 months)
If you don’t provide a signed lease, the tenant can request one—and if you don’t respond within 21 days, they may legally withhold one month’s rent.
🛑 6. Reasons You Can’t Evict a Tenant
You can’t evict a tenant simply because:
You want to charge more rent
They’ve complained to the city or LTB
You changed your mind about renting
They refuse to vacate before the end of the lease without cause
All evictions must go through the proper legal channels with written notices and LTB hearings if contested.
💡 7. Additional Rules to Keep in Mind
Entry: You must give 24 hours’ written notice before entering the unit (except in emergencies)
Late rent: Tenants get a grace period; repeated late payments can lead to an N8 notice, but not immediate eviction
Rent receipts: You must provide them upon request
Deposits: Only last month’s rent and key deposits are legal—damage deposits are not permitted in Ontario
Frequently Asked Questions
Q: Can I refuse a tenant with pets?
You can include a no-pets clause, but in most cases, it’s not enforceable under Ontario law.
Q: Can I charge market rent between tenants?
Yes. Once a tenant leaves, you can set rent at whatever rate the market supports for the next renter.
Q: What if my tenant stops paying rent?
You can issue an N4 notice after the rent is late and apply to the Landlord and Tenant Board for eviction if it’s not resolved.
Q: Do I need a license to be a landlord in Ottawa?
As of 2025, only certain multi-unit or rooming house setups may require additional permits. Single-unit rentals typically do not.
Q: How long does it take to evict someone legally?
With notice periods and potential LTB backlogs, evictions can take 2–4 months or more, depending on the situation.
Conclusion – Be a Smart, Compliant Landlord
Ottawa is a great city for rental property ownership—but being a landlord here means understanding and respecting Ontario’s tenant-first laws. By following proper procedures, using legal forms, and maintaining your unit responsibly, you can protect your investment and build a positive, long-term rental relationship.
