Hello,

My wife and I bought a pre-construction townhome in 2024. After several delays, we were able to close it in July 2026. We bought it as first time home buyers in Ottawa. so we got the $4000 CAD LTT rebate and $24,000 CAD is included in the sale price as part of the HST rebate. We took funds from both our FHSA and we put 20% down.

We bought the home with the intent to live there but unfortunately, circumstances changed. We had a baby in January 2026. I used to work remotely for a company in Toronto but the company issued a return-to-office mandate which made us move to Toronto by the end of June 2026 and rent a place (we closed the home on 2nd of July, 2026)

What do i do in this scenario? Is it possible for us to rent the new home out without losing LTT rebate and HST rebate? Will our mortgage rate and terms change since the house is not owner occupied?

Currently, we're using both the houses but I do plan on renting the Ottawa home.

The basement of my unit flooded with nearly a foot of water on Canada Day. The water was sewage backup through the floor drain. My landlord hasn’t had anyone come by yet despite multiple emails and pictures of the damage.

The HVAC system is no longer working, as the furnace was flooded, so the air in my house is not circulating well (and so my AC is also broken).

The hot water tank also is not working, so I am having to take baths and dump kettles & pots of hot water to have an even mildly tolerable temperature bath.

The unit is starting to smell honestly because of the wet drywall, even after I threw away all my wet belongings and mopped the floor with some bleach solution.

I have tenant insurance and they said I have coverage if the place is deemed “uninhabitable” the other day, if I have to stay in an air bnb or hotel, but that I would really have to prove that it’s not habitable, but it’s not like my house is completely totalled, I guess like it would be in a fire. But it is starting to smell.

I still have to call my insurance when the phone lines open again, but is there anything else I can do about this on the landlord’s end? I am feeling abandoned by my landlord honestly and disappointed that no one has even come by to look at the property after the flooding or sent an emergency tech to fix the HVAC or hot water. I have sent photos and texts and emails and they acknowledge my problem but no action takes place. I live in Ottawa, if that helps.

Any suggestions or advice? :(

I have a townhouse in Ottawa that's currently tenant occupied. My tenants are leaving Canada at the end of the month. The house has been listed for sale for about 25 days, but we've only had two showings, so the market seems quite slow right now.

My realtor is suggesting we remove the listing, wait until the tenants move out, clean and stage the house, then relist it for sale. The other option would be to find new tenants and continue renting it. The tenants are moving, so basically selling everything and leaving like a camping, which didnt give us good pictures.

For those of you who have been following the Ottawa market, what do you think of this approach? Has anyone had better luck selling a vacant home versus a tenant occupied one? I'd really appreciate hearing about your experiences.

Thanks in advance!

About to become a landlord for the first time (detached home). Would appreciate any advice that anyone has.

I’m a 19 y/o student looking to rent an apartment in Toronto. My realtor has informed me that the landlord to my building requires 6 months of rent upfront to accept my application and settle the lease. This is my first time leasing and I don’t know what the standards are. My realtor says the landlord is asking this because I don’t have full-time employment and because I am a student.

Does that seem accurate? Are they allowed to ask that? Should I proceed with caution?

I have been an occupant in a house for 11 months and paying $600/month for a room, the leaseholders are not renewing the lease and want me to leave effective immediately. Do I have rights to a 30 day grace period? While I look for other housing. Or atleast up until the 15th which I have paid rent for.

Hi everyone,

I’m a tenant in Kitchener, Ontario.
I first told my landlord/property management about my AC not cooling properly on June 10.

A technician came, but apparently the quote was too expensive, so they called another technician.

On June 23, the second technician removed/took the AC unit because it needed to be repaired. Since then, I still don’t have a confirmed repair completion date. I was only told it might be Friday or Saturday, but nothing is confirmed.

There is currently a heat warning, and my apartment is extremely hot. I asked multiple times for a temporary portable AC. After pushing them, they finally provided a small Amazon water/mist fan, but it is not a real portable AC and it does not cool the apartment.
Also, the opening/space left after the AC was removed was supposed to be covered today, but the landlord did not show up.

I understand they are technically trying to repair it, but this has been going on since June 10 and the AC has been completely removed since June 23.

Has anyone dealt with something like this before? Is this normal or reasonable in Ontario? What options do I have at this point — should I contact the City of Kitchener/property standards, file with the LTB, or keep pushing the landlord by email?

Hi there!

I'm looking into leasing out my condo and trying to do as much research as possible before entering this new stage.

I'd love some guidance from those with experience. Did you outsource the process to a realtor? Do you use a property manager, or is managing a single property yourself realistic, even with a demanding full-time job?

I'm also interested in hearing about your experience with the administrative side of being a landlord, any lessons learned, and what type of landlord insurance you purchased.

Any tips, advice, or things you wish you knew before getting started would be greatly appreciated. Thank you!

https://preview.redd.it/hax0m5334cbh1.png?width=1787&format=png&auto=webp&s=96e54222371af04bf2da16bca2d4f984068814cb

Hi everyone,

I'm just wondering if anyone will be able to help me, a tenant, out with ending my fixed term lease early.

I started leasing a house in May 2025, fixed term that ended in April 2026 (student house). I was asked by my landlord in February of 2026 to either renew or move out, moving to monthly was never offered despite it being in the lease agreement. I ended up re-signing the lease beginning May 2026 for one year.

Since then, my previous roommates have moved out (it is a 4 person house) and I am the only one left. In the lease agreement it says that our utilities are to be split 4 ways monthly, but they were unable to find other people to live in the house for the summer. Additionally, I have found numerous fire code violations such as not enough CO detectors, expired smoke detector to name a few (I've reported all of this to them per the law).

https://preview.redd.it/aarkmbr04cbh1.png?width=1821&format=png&auto=webp&s=2a94b6b5121f664723d081f4f0ec781839eddffa

I was wondering if there are any ways to end this, especially since they would be getting all new tenants except for me. In the contract it says I am allowed to sublet or assign the room to someone else.

I appreciate any advice.

My landlord is bit of a jerk. He doesn’t respect tenant rights or laws. Shows up to the house unannounced or without giving any prior notice. When questioned about it he says he’s just visiting the basement (We are not supposed to use the basement except for laundry). It is his basement. I am renting a room in his 5 bedroom house. I have provided him all my documents prior to move in to include me in the existing lease. I was not added till date (Almost three months now).

He showed up to the house this week unannounced and noticed some people in the house were indeed using his basement for partying and caused some damage. He then proceeded to inspect the whole house and found some issues. He’s now asking all the tenants to pay for the damages. These are the things I have absolutely no participation or awareness in. Even when I moved in I did the movin inspection only for the room I am renting. When I let him know that I do not want to take responsibility for others actions, he’s tells me that I’m a part of joint household with shared responsibilities. I made him clear that I would not be paying a dime for the damages. He wants to add me in his lease next month but I’m not ready to stay 12 more months with this landlord. I intend to stay for atleast 6 more months but without any of his surprise visits, persistently calling me and talking for 60+ minutes. I just moved from out of province and I don’t want to move to an another property as this is the 2nd house I’ve been in 3 months. Do I have a right to refuse signing any form of lease and continue living here month to month?

So this is a bit of a confusing situation so please stick with me if yall can!

We moved in last May and are basically subletting from a woman we will call Kay, Kay had moved in with a friend, she loved the place and renewed the lease for 3 years but then her friend up and left without a word. She couldn’t afford the place on her own so my grandmother and her bf come in and basically take over??? I’m sure the specifics but it was something like that. Because the house isn’t Kay’s it’s the landlords Gee’s. We mostly communicate through the landlord still, she’s come over and assessed issues and who my grandmother is mostly in contact with

When we moved in the house was so damn filthy and so many random broken things, it has been a year long endeavour slowly fixing this place. I do genuinely like this place so I want it to be comfortable and liveable by my standards. I’m fresh out of university, crappy job and not on the lease so I want to know what I can do and what’s on me and what I should be looking to the landlord for.

The main issues right now are light switches are popping out of their sockets, this isn’t new, it’s just happening to the reset that didn’t get replaced the first time around. The shower has mold I think (I’ve attached pictures, could just be dirt) and the calking is coming up so it clearly needs to be redone, also not new just getting out of hand now. The dryer barrel is loose and makes the most obnoxious sound when it’s drying, I’m autistic and my room is right next to it and a year ago she said she’d replace the whole unit but hasn’t yet. Living nightmare for me lol not as big of a deal but our second shower, the one that was meant to be mine is not useable because of the shape of the tub which spills water onto the floor and goes into the vent. We had a leak the first night we moved in. The leak and ceiling are fixed which is very nice but she’s still batting around ideas of what to do about it.

She’s a very nice land lord!! Not really that involved which I sometimes prefer and she has said she’d reimburse us for certain things around the house. Can I start doing that and should have my grandmother ask first? I’d happily save up money from my minimum wage job to pay for something for the place and have her reimburse me later. What are my limits though? Like if I don’t think I could order a whole new tub but if I buy supplies and like a new watcher and dryer unit or professionals to fix something does that count?

Any advice is appreciated!!

NEW RULES THAT CAME INTO AFFECT JULY 1st and September 2026, for non-profits!

New amendments to the RTA came into effect on July 1st. They involve:

The Province of Ontario is introducing several amendments to the Residential Tenancies Act ⁸RTA) through Bill 60 - Fighting Delays, Building Faster Act, 2025, alongside earlier

changes from Bill 97 – Helping Homebuyers, Protecting Tenants, 2023.

These updates are intended to reduce delays at the Landlord and Tenant Board (LTB) and

clarify rules affecting both landlords and tenants.

Below is a summary of key changes and what they mean for your organization.

Air Conditioner Use (Bill 97)

In force: July 1, 2026

Tenants will be permitted to install window or portable air conditioning units where you do

not provide A/C, subject to conditions such as safe and secure installation.

You may charge a seasonal rent increase if you supply electricity:

Charges must not exceed actual or reasonably estimated electricity costs

Any surcharge must be removed when the AC unit is no longer in use.

What this means for community housing providers:

If you operate older buildings without A/C, you may see increased tenant demand for in-unit

cooling. ONPHA is seeking further clarity from the province on what constitutes “safe and secure”

installation, and how responsibilities and costs should be managed in practice. Telephone: 416-927-9144 | Toll-Free: 1-800-297-6660 | Email: mail@onpha.org | Website: www.onpha.on.ca

Requests to Review LTB Decisions

In force date: July 1, 2026

Changes to review timelines:Requests must be submitted within 15 days (previously 30 days)

The LTB retains discretion to extend timelines where appropriate. What this means for community housing providers:

Limited operational impact is expected, though shorter timelines may require quicker internal responses when seeking reviews.

Non-Payment of Rent Timelines

In force: September 21, 2026:

The timeline for tenants to pay overdue rent after receiving an N4 notice will be shortened:

From 14 days to 7 days before you can file an eviction application with the LTB

What this means for community housing providers:

This change may allow you to move more quickly on arrears cases.

Landlord Own-Use Eviction Compensation

In force: September 21, 2026:

Changes to N12 (own-use) evictions:

If the termination date is at least 120 days after notice is given, compensation is no

longer required.

What this means for community housing providers:

This change is unlikely to affect your organization, unless you use own-use evictions.

Telephone: 416-927-9144 | Toll-Free: 1-800-297-6660 | Email: mail@onpha.org | Website: www.onpha.on.ca

Unpaid Rent Hearings

In force date: Not yet announced.

New requirements for tenants raising landlord-related issues (e.g., maintenance concerns). During eviction hearings for non-payment of rent:

Tenants must first pay 50% of rent owing before these issues can be considered.

What this means for community housing providers:

This may help streamline hearings and reduce delays caused by unrelated claims. The

province is expected to consult further on implementation details, including timelines for payment.

Key Takeaways:

Several changes are designed to speed up LTB processes:

The most immediate impacts for ONPHA members will be:

o A/C installation rules (July 2026)

o Shortened non-payment timelines (September 2026.

Some provisions are pending further consultation, and details may evolve.

These regulatory changes will also affect LTB forms and procedures. Housing providers

should watch for further updates from both the LTB and ONPHA as the amendments come into force.

ONPHA will continue to monitor implementation and advocate for clear, practical guidance to support members’ operations.

Hello

I have an eviction order and have a few questions in case my tenant doesn’t vacate by the end of the month. Property located in Ottawa.

1. Is the filing with the sheriff in person, here in Ottawa? (It appears only in Toronto is offered online).

2. I only have a downloaded copy of the eviction order from the LTB portal. Should I just print it out and annexe it to the eviction request form? (the instructions say that it needs to be a “certified copy”… not sure what that means). All I have is the PDF.

3. Once I apply and pay the fees, what happens if the tenant notifies has left the property? Should cancel and change the locks or should I just wait until the sheriff shows up in a few weeks/months? Under this scenario, can I enter the property any time or still I would need a notice to enter posted at the front door every time (once the tenant is gone, I would not email an entry notice)?

4. I may need a locksmith in case the tenant changes the locks herself. Would the sheriff office notify me with a date and time so I can make arrangements with a locksmith?

5. How long it takes in Ottawa from the time I pay the fees until they execute the eviction (approximately)?

6. This is an N12 eviction. Can tenants apply for a stay?

Thanks so much. I’m 15 years as a landlord, this the first time I need to deal with the sheriff.

Wanted to hear from the landlords here, but my wife and I are looking at houses to rent.

We are talking the $6k - $7k/mo. price range mind you, and we have decided we are going to disclose our two dogs, despite the advice from basically everyone else being that we should lie.

There isn't much competition at this price range and we have a pretty immaculate profile otherwise (excellent credit, glowing review from past landlord where we lived in a home and the dogs caused zero damage for several years, make about 10x the rent on a monthly basis and growing, have over 1 year's worth of rent just sitting in cash, etc).

The only possible strikes against us are owning a 30 lb and 45 lb dog.

But when it comes to a full-size house with a backyard, isn't it sort of anticipated you might have dogs? I don't think I know anyone with a home and no dog at this point...

Just curious what landlords renting a home out at that price point think.

Regardless, I am absolutely going to disclose because I cannot stand the idea of having to lie about something like that.

Hey everyone, I’m trying to understand the real day-to-day problems Canadian landlords deal with.

I’m not selling anything, and I’m not pitching software right now. I’m genuinely trying to figure out what the biggest recurring pain points are, especially the ones that actually waste time, money, or energy.

For landlords here in Canada:

• What’s the most frustrating part of managing a rental?
• What problem comes up often enough that you wish it was easier?
• What do you still have to do manually that feels outdated or annoying?
• Is there one thing you’d genuinely want solved if it was simple and affordable?
• What’s a problem you see over and over again, but never seems to get handled well?

Could be tenant communication, rent collection, maintenance, screening, paperwork, inspections, records, legal stuff, or something else entirely.

I’d especially love to hear from smaller landlords or people managing a few properties, since I assume their problems are a bit different from big property managers.

If you’re willing, feel free to reply with just one pain point and a quick example. That would help a lot.

Hey everyone, looking for some urgent advice regarding an Ontario Standard Lease. My family (including an 18-month-old) just drove hours for a major relocation, arrived at our new rental, and it is completely unlivable.

​We had to immediately check into a hotel because the unit is a health and safety hazard. Here is what we found on day one:

​No Working AC: Central AC is explicitly marked "Yes" and included in our lease contract. The system is completely broken, and the indoor temperature is dangerously high in this July heat wave.

​Safety Hazards: The backdoor is entirely broken and won’t lock. There is an open, exposed crawl space/basement area full of debris, and rusted nails are sticking out of a fence, one fence is completely broken.

​Filth: The place was handed over covered in deep grime, dirt, and dead bugs. It clearly wasn't cleaned at all.

​We have our incoming walkthrough inspection with the property management's realtor today. Our absolute priority is getting our first and last month’s rent back and dissolving this contract. We cannot and will not move our toddler into this place. Therefore;

​What is the fastest way to force management to return our deposits?

​If I present them with an N11 (Agreement to End Tenancy) during the inspection and they refuse to sign or return our money, what are my immediate next steps?

​Can the Rental Housing Enforcement Unit (RHEU) step in effectively for a vital service/maintenance issue this severe on day one?

​We have already taken time-stamped photos and videos of every single defect and are keeping all hotel receipts. Any advice on how to handle the property manager today to get our money back cleanly would be deeply appreciated.

Would appreciate any advice

I’m a student and plan on moving to Toronto in September for the school year, and have been told that I’ll most likely need a guarantor. The problem with this is that I don’t believe my parents will be willing to be a guarantor for me, and I don’t think their income is enough either way.

I’ve been working and saving majority of what I make, along with other previous savings. This will come up to enough to cover the full year of rent plus some extra. I also plan to work during the school year, so I know for sure I will be able to cover my rent.

Would any landlords here see this as enough to not need a guarantor? Or is there anything I can do to strengthen my case so I don’t need a guarantor? If there’s anyone who’d like to speak to me further about this and learn more details you can message me!

We moved into a place that has a bedbug infestation we have a small child and im currently very early on pregnant.
I have never seen a bedbug in my life but my god this place was infested with 80+ bedbugs found all over the house. I found them the second night when i was unpacking clothes and i had to repack everything make sure to wash /heat dry bedding clothes towels etc and seal😭😭
We were storing most of our boxes in the most infested room. we lost sleep and mental peace over this issue. We also found black mold in the basement furnace room which is a laundry room as well.
There are two closets that might have termites as well still need to confirm!
We do have carpenter ants walking around everywhere. The front entrance is heavily infested with ants!

Pest control came in to treat bedbugs and we also contacted landlord right away. He paid for pest control and claims he didnt know about any of these issues. I am so sick and tired of this.

What are our options here? I keep hearing if landlord operates we cant terminate a lease? This has affected me mentally and us being around chemicals and mold is making me sick to my stomach. 😭😭 i just want to throw everything away and move out of there. My kiddo will start kindergarten in september and i really do not want to stay in this house for a year. I cant enjoy this place and wake up stressed and go to sleep stressed. I might also have undiagnosed ocd.

Hi all

I really need some help. I’ve been sick for a year and it’s only getting worse. I’ve had respiratory issues and now it’s affecting my lungs. All my allergies clear up as soon as I leave the house. I’ve had a lot more dust than normal in my home so I asked my landlord to get it checked last year. She agreed first and then said get it fixed yourself. Fast forward to this year the hvac completely shuts down and I had to chase her to get it fixed. To the point that she made me put my credit card on file to schedule repairs. I had to obey since she wasn’t doing anything about it so I wanted to make sure repairs were making progress. Both hvac units were down and I asked her to please put her credit card since I cannot pay for the second repair. She did not and they charged me. It took some time but she paid me back. It took two months of chasing and begging to get this fixed. I had 0 ventilation or heat in the unit. Back then my bathroom fan also stopped working and to this day I have 0 ventilation in my bathroom. It’s been 3 months. She sent me a notice for rent increase shamelessly and hasn’t fixed my bathroom fan. I’m so sick that I haven’t been able to sleep properly for a month and haven’t been able to go into my hybrid work. I wfh but my performance is suffering. When I followed up about bathroom repairs she cussed me out and asked me to chase the hvac people myself and that I’m the first tenant who’s making her call service men. She thinks I should coordinate myself and she’ll pay. I don’t know these contractors and I don’t want to be doing any of this.

I want to move out asap but she needs 2 months notice. I’m so sick that I have to now take an inhaler multiple times a day. I never had to take one. Also my friends came over and one of them felt allergy symptoms as soon as he walked in. My allergies disappear as soon as I leave the house.

Is there any way around this 2 months notice?

Edit - I’ve been a long time tenant. There were no issues until repairs came up since the unit came to a 12 year mark. Also when I asked about repairs a couple weeks ago she just said it might be best if I relocate.