I have a rental home listed for about $300-500 below comparable homes in my area.
I’m intentionally pricing it lower because I’d much rather find a clean, respectful, long-term tenant than squeeze out a few extra dollars. With Ontario’s landlord-tenant laws, one bad tenant can end up costing far more than the extra rent would ever make.

Right now I’m mainly using Facebook Marketplace, and that’s where I’m getting frustrated. Facebook says my listing has only 7 clicks, which I genuinely don’t believe. The photos are professional, the price is very competitive, and compared to what’s currently on Facebook, Kijiji, and even MLS, it’s one of the best listings available right now.
The few inquiries I do get are from people who immediately raise red flags, so I’ve been declining them. I’d rather leave the unit vacant for months than end up in a years-long nightmare with a bad tenant.

I also have the listing on Kijiji, but it seems like far fewer people use it these days, so it hasn’t generated much interest either.

As for real estate agents, after years of bad experiences, I’m very hesitant to use one again. The impression I’ve consistently been left with is that the priority is closing a deal quickly rather than finding a tenant who’s actually a good fit. They just want their money from the sale, knowing you’ll deal with the consequences after. The final straw was when one agent tried to convince me to rent to applicants made up of 5 unemployed adults (with no proof of income), who owned 9 dogs, and who also wanted me to pay for monthly house cleaning upon other extras. I had second-hand embarrassment listening to that sales pitch. I honestly couldn’t believe someone would shamelessly try to convince a landlord that this was a good idea. I cancelled the agreement, found my own tenants instead, and they turned out to be fantastic. They recently moved out, so now I’m back to searching.

I’m also not convinced it’s worth paying to list on MLS myself, since tenant agents have much less incentive to show my listing if the commission is lower and I’m a private landlord.

For other Ontario landlords:
Are you still getting good results from Facebook Marketplace?
Have you noticed your listings getting almost no visibility?
What platforms are actually bringing in quality tenants now?
I’d really like to hear what’s working for everyone else because right now it feels like my listing is being buried.

Looks like(smells like) the neighbor died and has been.perculating in their apartment for a few days. They have set up a fan in the hall to.push the stink around, but it isn't very effective. Is there a certain time or measures the landlord needs to meet to get biohazard in to deep clean or anything they need to wait for?

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.

About two years ago my bathroom vent broke (the fan stopped working) and so I asked my property manager to fix it or replace it. It gets replaced and when it turns on I don't hear anything. The person who came to fix it tells me that it is a very quiet fan and that it should be working, so I don't bother with it. My parents recently came over and when they couldn't hear the fan, they were not convinced that my fan was actually replaced. They do the tissue paper test and lo and behold it does not stick at all. Like, zero suction whatsoever. I call my property manager to ensure that it is properly installed, and they said that the suction is fine and everything (saying "The exhaust fan is operating. The exterior vent opens when the system is running. Which means there is suction."). I run the paper test again and it still completely fails, so I call property management again, and at this point they begin to be mad at me. They tell me that the fan should only turn on when need be, but after showering it does not turn on at all. I also recall that it would turn on via a switch that would also turn my bathroom lights on. Is there something that I am missing here? Or am I being gaslit?

I normally don't write posts like this, but after everything I experienced at this property, I feel like other renters deserve to know before signing a lease.
Living here was one of the worst experiences of my life.
Throughout my tenancy, I dealt with repeated mice infestations, mould concerns, furnace problems, and what I experienced as a gas leak. At one point, I was left without heat and hot water for approximately 10–12 days during the winter. I repeatedly raised concerns about the condition of the unit, but I felt many of the serious issues were not addressed in a timely manner.
The conditions inside the home caused me constant stress and anxiety. During my time there, I experienced significant health problems that led to ongoing medical treatment. Living in those conditions had a devastating impact on my quality of life and health.
This wasn't just a matter of cosmetic issues or minor repairs. In my experience, these were serious health and safety concerns that made the home feel unsafe to live in.
There were complaints made regarding the condition of the property, and I ultimately had no choice but to leave.
If you're thinking about renting this property, I strongly encourage you to:
Ask detailed questions before signing anything.
Request maintenance records.
Carefully inspect every part of the property.
Don't ignore any signs of moisture, pests, unusual odours, or heating issues.
I am currently involved in legal proceedings relating to my tenancy, so there are certain details I cannot discuss publicly. Everything in this post is based on my own personal experience and is shared to help others make an informed decision.
I personally would never rent this property again.

We hear a lot about bad landlord situations, but I’m curious about the opposite.

If you’ve had a really good landlord:

1. What did they do differently?
2. Were they responsive, proactive with maintenance, respectful of privacy?
3. Did it actually make you stay longer or recommend the place to others?

Would be interesting to hear what “good” looks like in practice.

Hoping for some guidance here with an ongoing rental issue.
Me and my roommate have been in the building for just over a year- rent is high ($4000+ for a 2 bedroom) but it’s a luxury apartment and we like the accommodations, but there have been ongoing issues within the unit the entire time. Essentially there has been plumbing problems and leaks under the floorboard that have taken months to pinpoint the issue and resolve, meaning we have had overflowing kitchen sinks, toilets out of commission for a weekend etc etc.
The result has been that the landlady has to replace the entire wood floor of the apartment (which covers the entire communal living space and both bedrooms. For the last month/ 6 weeks we have lived with a hole in the floor where a piece of wood was removed to check for replacement.
Here is the question- ultimately our landlady has asked that we vacate the apartment for 1 week in order to replace the flooring, and asked us to involve our insurance to have us and our belongings removed and stored for the duration- during this time she has offered us the week rent free as compensation. Does this sound reasonable, and would it be acceptable to ask for the month of free rent? We will likely have to start moving before the week of work, and then move back in after, which will be extra days and more headache/ stress.
I would really just like some guidance as to what to expect/ would be reasonable as an accommodation- thank you in advance !

Hey guys, I posted earlier about my landlord demanding to come tomorrow July 1st to clean our house. In the past, his "cleaning" meant opening our bedroom closets and moving our personal clothes, which was so invasive we had to call the police.

Well, things just got worse. Two hours after my post, he showed up at our door claiming there was an emergency "water leak under the bed." Because he said emergency, we let him in. But there was absolutely NO water leak anywhere. He just used it as a fake excuse to search every bedroom, look under our beds, and make us open our closets to check everything.

He still plans to come back tomorrow between 10 AM and 2 PM for his scheduled "cleaning and inspection."

What should I do tomorrow? Since he already searched the whole house today under a fake excuse, can I legally lock him out tomorrow and refuse entry? Please help.

Edit: Thank you everyone for all your help and advice!

Based on what everyone is saying, I am refusing entry today. I am keeping my doors locked and I will not let him in.

I also have plans now to file a T2 form with the LTB for the harassment and the illegal entry from yesterday. Thank you all again for helping me protect my family!

https://www.reddit.com/r/OntarioLandlord/s/qbHigcydPN

Not a landlord myself but I work in property management and kept seeing the same thing — people losing hearings or getting cases dismissed not because they were wrong, but because their documentation was a mess. Wrong dates, no paper trail, missed deadlines.

So I started building a tool. Nothing fancy yet, just a working demo. It tracks N4/N5 notices and calculates deemed service dates automatically, shows rent arrears across all units in one place, flags the N1 90-day window before you miss it, logs entry notices so you have a dated record if a T2 ever comes up, and keeps maintenance requests documented with timestamps.

All built around Ontario's RTA specifically, not adapted from some American property management software.

Sharing the demo screenshot because I want brutal feedback — does this solve something real or am I building for a problem that doesn't exist the way I think it does?

I'm looking for a sanity check before deciding how to proceed. I've tried reading the Residential Tenancies Act and relevant LTB information, but I'm aware I could be wrong, so I'd appreciate other perspectives.

Here's the situation:

I rent one private bedroom in a shared apartment in Toronto.

My lease uses the Ontario Standard Lease.

The landlord is a corporation operating a co-living business, not an individual renting out their own apartment.

The fixed term is June 1 to August 31, 2026.

Rent is $1,150 every four weeks.

The lease also contains several additional schedules that state:

the arrangement is intended to be a subtenancy under s.97 of the RTA;

the corporation has a "master lease" with the property owner;

the tenancy does not convert to month-to-month (or four-weekly) after the fixed term;

any extension requires signing a brand new fixed-term lease.

There's also a payment schedule saying my rent is a "discounted rate" until August 31, after which it "reverts" to $1,380 every four weeks.

I asked if I could extend my stay by two months.

The landlord responded saying:

I am only a subtenant;

I have no right to remain after August 31;

the RTA provisions about continuing after a fixed term do not apply;

if I want to stay, I must sign a new lease at $1,380.

My understanding (which could be wrong) is:

Simply calling something a "subtenancy" doesn't necessarily make it one if, in substance, the corporation is acting as the landlord.

If the RTA applies, a clause saying the tenancy automatically ends after the fixed term may not override the Act.

I'm much less certain about the "discounted rent" issue. I'm not sure whether the increase to $1,380 would be considered a lawful reversion of a discount or an unlawful rent increase.

At this point I'm considering simply remaining in possession after August 31, continuing to tender what I believe is the lawful rent, and allowing the LTB to determine who's correct if the landlord disagrees.

My questions are:

Am I misunderstanding how the RTA treats this type of corporate "master lease/subtenancy" arrangement?

Has anyone dealt with a similar co-living operator?

Is remaining in possession pending an LTB determination a reasonable approach, or does that carry risks I'm overlooking?

Is there any case law or LTB decision I should be reading before deciding?

I'm not looking for anyone to be my lawyer, I know I should get legal advice if this proceeds. I'm mainly trying to understand whether my interpretation is reasonable or whether I'm overlooking something significant.

So I’m renting a room in a house in Scarborough and just found out some stuff that’s making me worried.
The guy I pay rent to isn’t actually the owner of the place, he’s a tenant himself who’s subletting rooms to multiple people. There’s 6 of us sharing one kitchen in like an 800 sqft unit. We have a signed paper he calls an “Occupancy Confirmation & Room Sharing Agreement” that says it’s NOT a lease and NOT a tenancy, just a “license to occupy.” Rent (sorry, “household contribution”) is $950/month.
Anyway my friend stayed with me in my room for 2 weeks as a guest and now he’s asking me for an extra $300 for that, AND trying to charge me $300 retroactively for a similar thing that happened last month too. He’s saying it’s “per head” rent, $550 each so $1100 total if two people are in the room.
I pushed back over text since none of this per-head/guest fee stuff is anywhere in the agreement we signed (it just says guests need advance notice, nothing about extra charges). He didn’t like that and told me I have to leave in a month if I don’t pay up.
Has not paid anything extra and haven’t agreed to leave yet. Planning to call LTB this week but kind of stressed about it. Does the “license to occupy, not a tenancy” wording actually mean anything legally or does it still count as a regular tenancy since I basically live there normally? Also not sure what to make of the fact that he’s not even the real landlord and might not be allowed to sublet like this in the first place (unlicensed multi tenant house maybe?).
Anyone dealt with something similar? What should I bring up when I call LTB, would a legal clinic be better to talk to first?

We’ve been living here for about couple years and the latest arrangement was a shorter lease extension of a couple months. When that expired, nothing new was signed, and the landlord told us verbally that we needed to move out by a certain date which happens to be mid month as well. We were given 2 months notice, but never received any written notice at all.

We were generally aware that she intended to take the house back, but this was months earlier than expected after recent convos, and it is in the middle of our busiest work season when it’s extremely difficult for us to move. They want to use it as their holiday home again, which we are agreeable to for their sake. But how it all unfolded is a huge inconvenience.

We have found somewhere and are poised to move, but they are asking us to pay pro-rated rent for the last couple weeks of the month.

We read online that when a landlord ends a month to month tenancy in Ontario, the tenant is entitled to the value of one month’s rent for the inconvenience.

Is this valid despite us being generally aware that they’d eventually want the house back? We are afraid to bring this up and cause any issues, but it all feels quite unfair.