// tenancy law

Landlord basics for London, Ontario

Last reviewed October 30, 2026

Ontario's Residential Tenancies Act (RTA) governs most residential rentals, including basement units, rented houses and rooms in most situations. It gives tenants strong protections, and landlords who don't know the rules can make expensive mistakes. This is an overview, not legal advice. The Landlord and Tenant Board (LTB) and a paralegal or lawyer are your best resources.

The standard form of lease

Most residential tenancies in Ontario must use the province's Standard Form of Lease. You can add extra terms, but terms that conflict with the RTA are void. For example, you can't contract out of the rules on rent increases, deposits or evictions.

Deposits

• Rent deposit: you may collect a deposit of no more than one month's rent (or one rental period), and it can only be applied to the last month's rent. You must pay the tenant interest on it annually at the guideline rate (or apply it to top up the deposit).
• Key deposit: refundable, and limited to the cost of replacing keys.
• Damage deposits are not allowed in Ontario.

Rent increases

• Generally, rent can be increased once every 12 months, with at least 90 days' written notice on the proper form.
• For most units first occupied before November 15, 2018, increases are capped at the annual rent increase guideline set by the province (unless the LTB approves an above-guideline increase).
• Units first occupied for residential purposes after November 15, 2018 are generally exempt from the guideline, though the notice rules still apply.
• When a unit becomes vacant, you can set a new rent for the next tenant.

Maintenance and entry

• You must keep the unit in a good state of repair and comply with health, safety, housing and maintenance standards, including the City's property standards.
• You generally need to give 24 hours' written notice to enter, stating the reason and a time between 8 a.m. and 8 p.m. Emergencies are an exception.
• You can't withhold or interfere with vital services like heat, water and electricity. London has its own requirements on minimum heat, so check the City's by-laws.

Ending a tenancy

A tenancy doesn't end just because a lease term expires. It typically continues month-to-month. Landlords can only end a tenancy for reasons set out in the RTA, using the correct notice forms, and in most cases with an LTB order if the tenant doesn't leave. Common grounds include non-payment of rent (N4), persistent late payment, damage, and the landlord or a close family member moving in (N12, with compensation and good-faith requirements). Renovation-related evictions are tightly regulated under the RTA, and some Ontario municipalities have added their own "renoviction" by-laws, so check whether the City of London has any current requirements.

The Landlord and Tenant Board

The LTB resolves disputes between landlords and tenants. Applications are filed online through Tribunals Ontario. Wait times for hearings have been long in recent years, which is one reason careful tenant screening is so important.

Screening tenants (legally)

• You can ask for rental history, references, income information and credit checks with consent.
• You can't discriminate on grounds protected by the Ontario Human Rights Code, including race, family status, disability, receipt of public assistance and others.
• Apply consistent, documented criteria to all applicants.

Shared kitchen or bathroom exception

If the tenant shares a kitchen or bathroom with the owner (or certain family members) who lives in the building, the RTA generally doesn't apply. This matters for some house hackers who rent rooms within their own unit. It doesn't apply to separate self-contained units. Get advice if you're unsure which applies.

Helpful resources

• Tribunals Ontario, Landlord and Tenant Board: forms, brochures and the rent increase guideline.
• Government of Ontario: Standard Form of Lease.
• City of London: rental licensing and property standards by-laws.