Ontario Rental Rules Are Changing September 21: What Landlords & Tenants Need to Know
September 21, 2026, is an important date to know.
Several changes to Ontario’s Residential Tenancies Act take effect that day. The changes affect everything from unpaid rent and late payments to N12 notices, eviction hearings and renovations.
There’s a lot to unpack, so we’re keeping it simple. Here are the biggest changes you need to know.
1. The N4 Notice Period Drops to 7 Days
One of the biggest changes involves unpaid rent. Currently, for most tenants, an N4 notice for non-payment of rent must provide at least 14 days ' notice before the termination date. Starting September 21, that period becomes 7 days for all tenancies. This means landlords can move to the next stage of the LTB process sooner if rent remains unpaid. For tenants, it means less time to resolve arrears after receiving an N4.
2. Repeated Late Rent Payments Are Being Defined
Ontario is also introducing a clearer standard for what can count as persistent late payment of rent. Starting September 21, this includes situations where a tenant has failed to pay rent within seven days of the due date at least three times within a six-month period. However, the LTB can still find persistent late payment in other circumstances.
The takeaway: paying the full rent eventually does not necessarily eliminate an issue if rent is repeatedly being paid late.
3. New Rules for Tenants Raising Issues at a Rent-Arrears Hearing
When a landlord files an application over unpaid rent, a tenant may want to raise their own issues at the hearing—for example, maintenance or other problems with the tenancy. Starting September 21, additional requirements apply. To raise those issues at the landlord’s rent-arrears hearing, the tenant must meet the required advance-notice rules and pay 50% of the rent arrears claimed in the original application no later than seven days before the hearing.
Previously, a tenant could explain why they couldn’t meet these requirements, and the Board could consider that explanation. That option is being removed.
4. N12 Compensation Is Changing — But Only in Certain Cases
This one is important because there has been some confusion about it. A landlord can use an N12 when they need the rental unit for their own use or for certain qualifying family members. The regular N12 notice period is not automatically becoming 120 days. Instead, beginning September 21, a landlord using an N12 under the landlord's-own-use rules can avoid the usual requirement to pay the tenant one month's rent in compensation if the termination date is at least 120 days after the notice is given and the other legal requirements are met.
In simple terms:
60+ days' notice → one month's compensation still applies.
120+ days' notice → the landlord may qualify for the compensation exemption.
Importantly, this exemption does not apply to an N12 given for a purchaser's own use when a tenanted property is being sold.
5. New Rules Around Bad-Faith N12s
Ontario is also adding another protection involving landlord's-own-use evictions. Starting September 21, if the person named in the N12 does not move into the property within the prescribed period, there can be a legal presumption that the notice was given in bad faith unless the landlord proves otherwise. The province has now set that timeframe at 60 days after the tenant is required to move out. For landlords, this makes proper documentation and actually following through on the intended occupancy especially important.
6. The LTB Will Have New Limits on Postponing Evictions
The Landlord and Tenant Board can still postpone enforcement of an eviction order, but its discretion will be more restricted. For certain applications—including landlord's own use, purchaser's own use and renovation/demolition cases—the Board must consider whether postponing the eviction would be unfair to the landlord or other tenants. For other eviction applications, the tenant generally must also demonstrate compelling grounds for the postponement.
7. Changes When a Tenant Has Agreed to Move Out
If a tenant agrees to move out or gives notice that they are leaving, and an eviction order is later issued without a hearing, the LTB will no longer consider changes in the tenant’s situation that happened after they agreed to leave or gave notice. This makes it even more important to fully understand what you’re agreeing to before signing or giving notice.
8. Stronger Rules Around Renovations and a Tenant's Right to Return
Important changes apply to tenants with a right of first refusal after leaving a rental unit, so major repairs or renovations can be completed. When the tenant has properly indicated they want to return, the landlord has new notification responsibilities.
The landlord must notify the former tenant in writing:
of the estimated date the unit will be ready;
if that estimated date changes; and
when the unit is actually ready.
Once the unit is ready, the tenant must be given at least 60 days to exercise their right to return. Failing to follow these requirements can be treated as failing to provide the tenant's right of first refusal, which can have significant financial consequences for a landlord.
The time limit for certain former-tenant applications relating to this right is also changing. Depending on when renovations are completed, the deadline can extend beyond the previous two-year period.
One Thing That Is NOT Changing September 21
There has also been discussion about landlords needing a professional report before issuing an N13 for major renovations. That requirement does not take effect on September 21. Although it was included in earlier legislation, that particular provision has not yet been proclaimed into force.
The Bottom Line
The September 21 changes affect both landlords and tenants, and some of the timelines are becoming much shorter. For landlords, documentation, proper notices and following the correct process will be more important than ever. For tenants, understanding deadlines and responding quickly to notices will also become increasingly important.
And if you're buying or selling a property that currently has tenants, these rules can directly affect your closing strategy, possession date and what notices can—or cannot—be given.
Rental rules can get complicated quickly, and every situation is different. A Realtor can help you understand the real estate side of a tenanted sale or purchase, but when it comes to interpreting the Residential Tenancies Act, serving notices or an LTB proceeding, it's important to get advice from a qualified Ontario paralegal or lawyer.
Have questions about buying, selling or leasing a tenanted property?
We're always happy to help you understand the real estate side and point you in the right direction.
Stay Up to Date
Ontario’s rental rules have seen several changes over the past year, and more updates may follow. Because forms, timelines and LTB procedures can change, landlords and tenants should always confirm the most current information directly with the Landlord and Tenant Board through Tribunals Ontario. The LTB website provides current forms, rules, procedures, updates to the Residential Tenancies Act and information about your rights and responsibilities.
Please note: This article is intended for general information only and is not legal advice. Rental situations can be unique, so landlords and tenants should seek advice from a qualified Ontario legal professional when needed.