Can a Landlord Refuse to Renew a Lease in Ontario?

Lease Renewal Rules for Tenants

Many renters feel a sense of uncertainty as their lease term nears its end. The question of can a landlord refuse to renew a lease in Ontario is a common concern. The simple answer is generally no as the province’s laws provide strong protections for tenants. These laws create a system of security of tenure. This means you have the right to continue living in your rental unit even after your initial lease agreement expires. A landlord cannot simply decide they want a new tenant or want you to leave because the one-year term is up.

The Residential Tenancies Act, or RTA, governs the relationship between landlords and tenants. This legislation outlines the specific rules for ending a tenancy. When your fixed-term lease ends, it does not just terminate. Instead, your tenancy automatically converts to a month-to-month agreement. All the original terms and conditions of your lease, including the rent amount and rules, remain in effect. Your landlord must follow a strict legal process and have a valid reason under the RTA to ask you to leave. This post will explain those valid reasons and the proper procedures.

The Automatic Shift to a Month-to-Month Tenancy

When you first sign a lease, it is usually for a fixed term, often one year. A common misconception is that you must either sign a new lease or move out when this term ends. This is not the case. The RTA ensures that your tenancy continues automatically. Your agreement rolls over into a periodic tenancy, most commonly a month-to-month arrangement. You do not need to sign any new paperwork for this to happen. It is an automatic right granted to tenants.

Under this new month-to-month agreement, all the original lease terms still apply. Your landlord must continue to maintain the property, and you must continue to pay your rent and follow the rules. The only major change is the flexibility. As a tenant, you only need to provide 60 days’ notice before the end of a rental period to terminate your tenancy. A landlord, however, does not gain a new right to end the tenancy just because the fixed term is over. They still need a specific legal reason recognized by the Landlord and Tenant Board (LTB) to evict you.

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Eviction for Tenant-Related Issues

A landlord can also move to end a tenancy based on the tenant’s actions or lack of action. These are known as “for-cause” evictions. In these situations, the landlord is responding to a breach of the lease agreement or the RTA. The process still requires the landlord to serve proper notice using specific LTB forms. These notices often give the tenant a chance to correct the problem. If the issue is not fixed, the landlord can then apply to the LTB for an eviction order.

These situations involve a clear violation of the tenant’s responsibilities. The landlord carries the burden of proving their case at an LTB hearing. A tenant always has the right to dispute the landlord’s claims. Understanding these reasons helps you maintain a positive and secure tenancy.

• Non-Payment of Rent

  This is the most frequent cause for eviction. If you fail to pay your rent on time, the landlord can serve you a Form N4, a Notice to End a Tenancy Early for Non-payment of Rent. This notice gives you 14 days to pay the full amount owing. If you pay everything you owe within that period, the notice becomes void, and your tenancy continues.

• Causing Damage

  Tenants are responsible for repairing any undue damage they or their guests cause. This does not include normal wear and tear. If you wilfully or negligently damage the rental unit or property, the landlord can give you a Form N5. This notice gives you seven days to repair the damage or pay for the costs of repair. If you comply, the notice is voided.

• Disturbing Others

  You have a right to quiet enjoyment of your home, and so do your neighbours. If your actions substantially interfere with the reasonable enjoyment of other tenants or the landlord, you may receive a Form N5. This could include excessive noise, harassment, or other disruptive behaviours. The notice gives you seven days to stop the problematic activity.

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The Formal Eviction Process

A landlord cannot simply change the locks, remove your belongings, or physically force you to leave. Even if they have a valid legal reason, they must follow a strict, multi-step process through the Landlord and Tenant Board. This process protects tenants from illegal evictions and ensures both sides have an opportunity to be heard. Knowing these steps is vital if you ever receive an eviction notice. It ensures you can protect your rights and challenge any improper actions by your landlord.

The first step is always a written notice. The landlord must use the correct LTB form for the specific reason they are ending the tenancy. This notice must be filled out completely and correctly, and it must provide the required amount of notice time. If you do not move out or fix the issue by the termination date, the landlord’s next step is to file an application with the LTB. They cannot proceed without doing this.

After they file, the LTB schedules a hearing. You will receive a Notice of Hearing that tells you the date, time, and format. At the hearing, an LTB adjudicator will listen to both you and your landlord before making a decision. Only if the adjudicator issues an eviction order can the tenancy be terminated. If you still do not leave, the landlord must use the order to have a Court Enforcement Officer (Sheriff) legally remove you.

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What Landlords Cannot Do

Understanding illegal landlord actions is just as important as knowing the legal reasons for eviction. Some landlords may try to sidestep the rules to get a tenant out, often to increase the rent for a new tenant. The RTA contains specific protections against these “bad faith” actions. A landlord cannot refuse to renew a lease because you asked for repairs or asserted another one of your legal rights. This is considered retaliation and is illegal. An eviction notice given in these circumstances can be dismissed by the LTB.

Similarly, a landlord cannot simply decide they do not like you anymore or that they found a tenant willing to pay more. The rent increase guideline limits how much rent can be raised each year for existing tenants. Trying to force a tenant out to get around this cap is illegal. They also cannot make you sign a new fixed-term lease. You have the right to continue on a month-to-month basis. If a landlord attempts to pressure you with an illegal rent increase or an invalid eviction notice, you do not have to comply. It is important to know that any eviction must be based on the limited, lawful reasons laid out in the RTA.

Protecting Your Tenancy Rights

The laws in this province heavily favour tenancy continuation. The answer to whether a landlord can refuse to renew a lease is a clear no under most circumstances. Your tenancy automatically converts to a month-to-month agreement after your initial term expires, granting you security and stability. A landlord must have a specific, lawful reason to end your tenancy, such as for their own personal use or for a major breach of your obligations. They cannot evict you simply to charge higher rent or because they dislike you.

This system ensures fairness and prevents arbitrary displacement of tenants. Always remember that a landlord must follow the formal process, which includes serving the correct LTB notice and, if necessary, obtaining an official eviction order from the Board. You always have the right to a hearing to tell your side of the story. If you receive any notice from your landlord, read it carefully and seek information to understand your options. Knowing your rights is the first and most important step in protecting your home and ensuring you are treated fairly according to the law.

If your landlord attempts to end your tenancy, reach out to tenant advocacy groups or legal professionals who specialize in landlord-tenant law. They can provide guidance and support and help you navigate the process and assert your rights effectively. Remember, strong protections under the law ensure your housing stability and security as a tenant in Ontario.