Ontario Mandatory Rental Disclosures

1. Standard Form of Lease

The Standard Form of Lease is a document prescribed by the Ontario government that sets out the terms and conditions of a residential tenancy agreement. It includes mandatory provisions that cannot be waived or altered by agreement between the parties, even if the tenant consents. Any provision in a lease that conflicts with the Residential Tenancies Act is void and unenforceable.

Landlord's Obligation to Provide

Pursuant to RTA §12.1, the landlord must provide the tenant with a copy of the Standard Form of Lease within 21 days of the tenancy beginning, or within 21 days of the tenant's written request, whichever is earlier. If the landlord fails to provide the Standard Form of Lease within the required timeframe, the tenant has the following remedy:

Void Provisions

Pursuant to RTA §4, the following types of lease provisions are void and unenforceable, regardless of whether they appear in the Standard Form of Lease or any additional terms:

• Provisions requiring the tenant to pay a security deposit or damage deposit (only last month's rent deposit is permitted)
• Provisions restricting the presence of children or pets (subject to condominium bylaws for pets)
• Provisions requiring post-dated cheques
• Provisions penalizing the tenant for exercising their legal rights
• Provisions waiving the tenant's right to apply to the Landlord and Tenant Board
• Provisions imposing late fees or administrative charges not authorized by the RTA

Month2Month uses the Ontario Standard Form of Lease for all tenancies in the Province of Ontario and provides a copy to every tenant at or before the commencement of each tenancy.

2. Rent Increase Guidelines

General Rules

• Frequency: Rent may only be increased once every 12 months from the date of the last increase or the date the tenancy began.
• Notice: The landlord must give the tenant at least 90 days' written notice of a rent increase using the form prescribed by the Landlord and Tenant Board (Form N1 — Notice of Rent Increase).
• Amount: The increase cannot exceed the annual rent increase guideline, unless the landlord obtains an order from the Landlord and Tenant Board for an above-guideline increase (AGI) pursuant to RTA §126.
• 12-Month Rule: The first rent increase cannot take effect earlier than 12 months after the tenancy began or 12 months after the last lawful rent increase.

Exemption for Post-November 15, 2018 Units

This exemption was enacted through the Restoring Ontario's Competitiveness Act, 2018 (Bill 47) and applies to new construction, additions, and units not previously occupied for residential purposes. Month2Month will disclose whether your specific unit is subject to or exempt from the rent increase guideline in your lease agreement.

Above-Guideline Increases (AGI)

Pursuant to RTA §126, a landlord may apply to the Landlord and Tenant Board for an above-guideline increase for the following reasons:

• Extraordinary increase in the cost of municipal taxes and charges
• Capital expenditures (repairs, replacements, or new additions)
• Increase in operating costs related to security services

An AGI cannot exceed 3% above the guideline in any given year. The Landlord and Tenant Board must approve the increase after a hearing. Tenants have the right to attend the hearing and make submissions.

3. Last Month’s Rent Deposit

Rules Governing the Last Month's Rent Deposit

• Amount: The LMR deposit cannot exceed one month's rent at the rate that will be charged for the last rental period of the tenancy (RTA §106(2)).
• Purpose: The deposit may only be applied to the rent for the last month of the tenancy. It cannot be used for cleaning, damage, key replacement, or any other purpose.
• Interest: The landlord must pay the tenant annual interest on the LMR deposit at a rate equal to the rent increase guideline for that year (RTA §106(6)). Interest must be paid to the tenant or applied as a credit toward rent owed.
• Adjustment: If the rent is lawfully increased, the landlord may require the tenant to top up the LMR deposit to match the new monthly rent amount, or apply the accrued interest toward the increase.

Prohibited Deposits and Fees

Pursuant to RTA §105, a landlord shall not collect or require a tenant to pay any of the following:

• A security deposit or damage deposit
• A deposit for keys (though the landlord may charge a refundable key deposit under certain circumstances)
• A deposit for pets
• Non-refundable move-in or administrative fees
• Post-dated cheques as a condition of the tenancy

Any deposit collected in contravention of the RTA is recoverable by the tenant through the Landlord and Tenant Board.

4. Maintenance and Repairs

Landlord's Obligations

Pursuant to RTA §20(1), the landlord is responsible for providing and maintaining a rental unit and the residential complex in a good state of repair and fit for habitation, and for complying with health, safety, housing, and maintenance standards. This obligation applies regardless of whether the tenant was aware of a problem before entering into the tenancy agreement.

The landlord's maintenance obligations include:

• Structural soundness of the building, including the roof, walls, floors, and foundation
• Plumbing systems in good working order, including adequate hot and cold water supply
• Heating systems capable of maintaining a minimum temperature of 20°C (68°F) from September 15 to June 1 (municipal bylaws may impose higher standards)
• Electrical systems in safe working order
• Doors and windows that are weather-tight and in good repair
• Common areas maintained in a clean and safe condition
• Pest control and extermination (see Section 8)
• Appliances provided as part of the tenancy in good working order
• All furnishings supplied by Month2Month (see Section 13)

Municipal Property Standards

In addition to the RTA, municipal property standards bylaws apply. In Toronto, Chapter 629 of the Toronto Municipal Code (Property Standards) sets minimum maintenance standards for all residential properties. Other GTA municipalities (Mississauga, Brampton, Markham, Vaughan, Richmond Hill, Oakville, etc.) have their own property standards bylaws. Month2Month maintains all properties in compliance with applicable municipal standards.

Tenant's Maintenance Obligations

Pursuant to RTA §33, the tenant is responsible for:

• Maintaining the rental unit in a state of ordinary cleanliness
• Repairing or paying for the repair of any damage caused by the tenant's wilful or negligent conduct, or the conduct of persons the tenant permits in the unit

How to Request Repairs

Report all maintenance issues to Month2Month in writing at [email protected]. Month2Month will respond to emergency repairs (e.g., no heat, flooding, gas leak) within 24 hours and to routine repairs within a reasonable timeframe. If the landlord fails to make necessary repairs, the tenant may apply to the Landlord and Tenant Board for a remedy, including a rent reduction order (T6 Application).

5. Entry and Privacy

Ontario law strictly limits the circumstances under which a landlord may enter a tenant's rental unit. The tenant has a right to privacy and quiet enjoyment of the rental unit.

Notice Requirements

Pursuant to RTA §27, the landlord must provide 24 hours' written notice before entering the rental unit for any of the following purposes:

• To carry out a repair or do work in the rental unit
• To allow a potential purchaser, insurer, or mortgagee to view the unit
• To allow a qualified person to inspect the unit for compliance with health, safety, or maintenance standards
• For any other reasonable purpose specified in the tenancy agreement

Showing to Prospective Tenants

Pursuant to RTA §26, if the tenant has given notice of termination or the landlord has given notice of termination, the landlord may enter the unit to show it to prospective tenants between 8:00 a.m. and 8:00 p.m., provided reasonable efforts are made to inform the tenant before entry.

Permitted Hours

Entry is only permitted between 8:00 a.m. and 8:00 p.m., unless the tenant consents to entry at another time or the entry is for an emergency.

Entry Without Notice

Pursuant to RTA §26(1), entry without notice is only permitted in the following limited circumstances:

• Emergency: If there is an emergency (e.g., fire, flood, gas leak)
• Tenant consent: If the tenant consents to the entry at the time of entry
• Cleaning: If the tenancy agreement requires the landlord to clean the unit and written notice has been given specifying the days and times for cleaning

6. Smoke and Carbon Monoxide Alarms

Ontario law requires working smoke alarms and carbon monoxide (CO) detectors in all residential units. All Month2Month rental properties are equipped with these devices in compliance with the Ontario Fire Code.

Smoke Alarms

• Smoke alarms must be installed on every storey of the dwelling, including the basement.
• Smoke alarms must be installed outside each sleeping area.
• In units with sleeping areas above or below the storey with the exit, smoke alarms must be installed within the sleeping area as well.
• The landlord is responsible for ensuring all smoke alarms are in working condition at the start of the tenancy and for maintaining them throughout.

Carbon Monoxide Alarms

• Pursuant to O. Reg. 194/14 (amending the Fire Code), CO alarms must be installed adjacent to each sleeping area if the unit contains a fuel-burning appliance, a fireplace, or an attached garage.
• The landlord is responsible for installation and maintenance of all CO alarms.

Tenant Responsibilities

• Do not disable, disconnect, cover, or tamper with any smoke alarm or carbon monoxide detector. This is a violation of the Ontario Fire Code and may result in a fine of up to $50,000 for individuals or $100,000 for corporations.
• Test all devices monthly by pressing the test button.
• Report immediately if any device is chirping, not functioning, or missing.
• Do not remove batteries.
• If you hear the carbon monoxide alarm sound continuously, evacuate immediately and call 911.

7. Lead Paint Disclosure

While Ontario does not have a specific residential landlord-tenant lead paint disclosure statute equivalent to the U.S. federal requirement, Health Canada guidelines and general landlord maintenance obligations under the RTA apply to lead paint hazards in older properties.

Month2Month Disclosure

If the property was built before 1960, the following applies:

• Month2Month will disclose any known presence of lead-based paint or lead-based paint hazards in the property.
• Month2Month will provide any available records, inspection reports, or test results related to lead-based paint.
• The tenant should avoid disturbing painted surfaces in poor condition (peeling, chipping, or chalking) and should report such conditions to Month2Month immediately for remediation.

Health Canada Guidance

Health Canada recommends:

• Do not sand, scrape, or burn lead paint yourself.
• Keep painted surfaces in good condition — intact lead paint poses minimal risk.
• Wash children's hands frequently, especially before meals.
• Wet-mop floors and wet-wipe windowsills regularly to reduce dust.

For more information, contact Health Canada at 1-866-225-0709 or visit www.canada.ca/en/health-canada/services/home-safety/lead.

8. Pest and Bed Bug Disclosure

Pursuant to RTA §20, the landlord is obligated to maintain the rental unit and residential complex in a good state of repair, which includes keeping the premises free of pests, insects, and rodents. The presence of pests such as bed bugs, cockroaches, mice, or rats constitutes a breach of the landlord's maintenance obligations.

Landlord's Obligations

• The landlord must arrange and pay for pest control treatment when an infestation is reported or discovered.
• The landlord may not charge the tenant for pest control unless the tenant's actions directly and demonstrably caused the infestation and this is established through a Landlord and Tenant Board proceeding.
• Month2Month has no knowledge of any pest or bed bug infestation in your specific rental unit at the time of your lease.

Bed Bug Identification and Prevention

Bed bugs are small, flat, reddish-brown insects approximately 5 mm in length. They hide in mattress seams, box springs, bed frames, headboards, furniture crevices, and baseboards. Signs of infestation include small blood stains on sheets, dark spots on mattresses, shed skins, and itchy welts on the skin.

• Inspect mattresses and furniture regularly.
• When travelling, inspect hotel rooms and luggage before returning home.
• Do not bring used mattresses or upholstered furniture into the home without thorough inspection.
• Reduce clutter to eliminate hiding places.

Toronto-Specific Requirements

In the City of Toronto, Chapter 629 of the Municipal Code (Property Standards) requires property owners to maintain premises free of pests and vermin. Toronto Municipal Licensing & Standards can inspect properties and issue orders for pest control compliance. Tenants may also contact 311 to report pest issues if the landlord fails to act.

9. RentSafeTO (Toronto-Specific)

RentSafeTO is a bylaw enforcement program administered by the City of Toronto that requires owners and operators of apartment buildings with three or more storeys and ten or more units to register with the City and meet specific maintenance and safety standards.

Program Requirements

• Registration: All qualifying buildings must be registered with the City of Toronto.
• Annual compliance audits: Registered buildings undergo evaluation on building maintenance standards.
• Tenant notification: Building owners must notify tenants of planned capital repairs and provide a tenant service request process.
• Work order tracking: Building owners must maintain records of all maintenance work orders and repairs.

Applicability to Month2Month Properties

For more information about RentSafeTO, tenants may contact the City of Toronto at 311 or visit www.toronto.ca/community-people/housing-shelter/rental-housing-standards/apartment-building-standards/rentsafeto/.

10. Domestic Violence and Human Trafficking Protections

Right to Terminate Lease Early

Pursuant to RTA §47.3, a tenant who is a victim of domestic violence or sexual violence by a spouse, former spouse, cohabitant, or any person, or who is a victim of human trafficking, may terminate their tenancy by providing the landlord with 28 days' written notice, together with one of the following forms of qualifying evidence:

• A court order (e.g., restraining order, peace bond, or other protective order)
• An agreed statement of facts or admission entered into as part of a court proceeding
• A report or written statement from a person described in subsection 47.3(5) of the RTA, confirming that the tenant has experienced violence or human trafficking (this includes certain regulated health professionals, social workers, or shelter workers)
• An Independent French Language Services Commissioner or a French Language Services Complaint Resolution Commissioner statement

Protections for the Tenant

• The tenant is not liable for rent after the termination date, even if the lease has not expired.
• The landlord must not disclose the tenant's new address or other personal information to any person.
• The landlord cannot penalize the tenant for exercising the right to early termination under this provision.
• Co-tenants are not affected by the notice — the tenancy continues for remaining tenants.

Lock Changes

A tenant who has experienced or is at risk of violence may request that Month2Month change the locks to the unit immediately. Month2Month will comply with such requests promptly and at no cost to the tenant.

Resources

• Assaulted Women's Helpline: 1-866-863-0511 (toll-free, 24/7, multilingual)
• Fem'aide (French): 1-877-336-2433
• Canadian Human Trafficking Hotline: 1-833-900-1010
• Victim Support Line (Ontario): 1-888-579-2888
• Kids Help Phone: 1-800-668-6868
• Ontario 211: Dial 211 for community and social services referrals

11. Right to Assign Lease

Ontario law grants tenants the right to request an assignment of their lease to another person. An assignment transfers the entirety of the tenancy to a new tenant, who assumes all the rights and obligations of the original tenant.

How Assignment Works

1. Tenant's Request: The tenant must request the landlord's consent to assign the lease in writing (RTA §95(1)).
2. Landlord's Response: The landlord must respond within seven days. The landlord may consent, refuse consent, or set reasonable conditions for the assignment.
3. Landlord Cannot Unreasonably Refuse: Pursuant to RTA §95(6), the landlord shall not arbitrarily or unreasonably refuse consent to an assignment, or impose conditions that are unreasonable.

If the Landlord Refuses

Pursuant to RTA §95(4), if the landlord refuses consent to assignment or does not respond within seven days, the tenant may:

• Give the landlord 30 days' notice of termination (effective on the last day of a rental period), or
• Apply to the Landlord and Tenant Board for an order that the landlord's refusal was unreasonable, in which case the Board may order the landlord to consent.

Subletting

Subletting (RTA §97) differs from assignment in that the original tenant retains their tenancy and intends to return. The same rules regarding landlord consent apply. The landlord cannot charge the subtenant a higher rent than the tenant is paying, and the subtenant has the right to apply to the Landlord and Tenant Board if overcharged.

12. Eviction Protections

Ontario provides strong statutory protections against arbitrary eviction. A landlord can only evict a tenant for specific grounds set out in the Residential Tenancies Act, and in most cases, a hearing before the Landlord and Tenant Board (LTB) is required before eviction can proceed.

Common Grounds for Eviction and Required Forms

The Eviction Process

1. Notice: The landlord must serve the tenant with the appropriate LTB notice form, specifying the grounds and the termination date.
2. Application to LTB: If the tenant does not vacate by the termination date, the landlord must file an application with the Landlord and Tenant Board.
3. Hearing: The LTB will schedule a hearing. Both the landlord and tenant have the right to attend, present evidence, and make submissions.
4. Order: If the LTB grants the eviction, it issues an order specifying the date by which the tenant must vacate.
5. Enforcement: If the tenant does not vacate by the date in the order, the landlord must file the order with the Court Enforcement Office (Sheriff), which will carry out the eviction.

Bad Faith Evictions

A landlord who evicts a tenant in bad faith (for example, serving an N12 for personal use but then re-renting the unit to a new tenant) may be ordered by the LTB to pay the former tenant compensation of up to 12 months' rent, in addition to any other remedies. The Rental Housing Enforcement Unit (RHEU) investigates complaints of bad faith evictions.

13. Furnished Property Disclosure

All Month2Month rental properties are provided fully furnished. All furniture, appliances, fixtures, and household items in the property are the property of Month2Month or the property owner and are provided for your use during the term of your lease.

Your Responsibilities

• Maintain all furnished items in the same condition as received, allowing for ordinary wear and tear.
• Use all items for their intended purpose only.
• Do not remove any furnished items from the property.
• Report any damage to furnished items within 48 hours of discovery.
• Do not repair or replace items yourself without prior written approval.

Damage vs. Normal Wear and Tear

Damage Claims — Ontario-Specific Process

Replacement Responsibility

• Tenant-caused damage: Tenant is responsible for the cost of repair or replacement (at depreciated value) of items damaged beyond normal wear and tear. Month2Month will pursue claims through the LTB if necessary.
• Missing items: Tenant is responsible for full replacement cost.
• Normal wear items: Month2Month replaces items that reach end-of-life through normal use at no cost to the tenant.
• Appliance malfunction: If an appliance fails due to normal use or age, Month2Month is responsible for repair or replacement.

Cleaning Standards

The property must be returned in the same level of cleanliness as at move-in. Maintain the kitchen, bathrooms, floors, furniture, and linens in clean condition throughout your tenancy. Pursuant to RTA §33, the tenant has an obligation to maintain the rental unit in a state of ordinary cleanliness.

Inventory

A detailed furniture and household inventory checklist will be provided at move-in. Month2Month will document the condition of all items through photography. You will receive a copy of the move-in condition report.

14. Tenant Rights and Responsibilities

Your Rights

1. Habitable Housing: Your rental unit must be maintained in a good state of repair and fit for habitation, including adequate heating, plumbing, electricity, and freedom from pests. (RTA §20)
2. Privacy: Your landlord must give at least 24 hours' written notice before entering your unit (except in emergencies) and may only enter between 8:00 a.m. and 8:00 p.m. for specific lawful purposes. (RTA §§25–27)
3. No Illegal Charges: Your landlord cannot collect a security deposit, damage deposit, or any fee not authorized by the RTA. The only deposit permitted is the last month's rent deposit. (RTA §§105–106)
4. Freedom from Discrimination: You cannot be discriminated against on any ground protected by the Ontario Human Rights Code (see Section 15). (Human Rights Code, R.S.O. 1990, c. H.19)
5. Freedom from Retaliation: Your landlord cannot retaliate against you for exercising your legal rights, including applying to the LTB. (RTA §83)
6. Repairs and Maintenance: You have the right to request repairs for any issue that affects habitability, and the landlord must respond within a reasonable time. You may apply to the LTB if repairs are not made. (RTA §29, T6 Application)
7. Protection from Unlawful Eviction: Your landlord must follow proper legal procedures and cannot use self-help eviction methods such as changing locks, shutting off utilities, or removing belongings. (RTA §§25, 233)
8. Vital Services: Your landlord must not withhold or interfere with vital services (heat, electricity, hot water, cold water, fuel, gas). (RTA §21)
9. Right to Assign or Sublet: You have the right to request assignment or subletting of your lease. The landlord cannot unreasonably refuse. (RTA §§95–97)
10. Right to Have Guests and Pets: Lease provisions prohibiting pets are void under the RTA, though the landlord may apply to the LTB if a pet causes damage, allergies, or disturbance. (RTA §14)

Your Responsibilities

1. Pay rent in full and on time.
2. Keep the unit in a state of ordinary cleanliness. (RTA §33)
3. Avoid wilfully or negligently causing damage to the property. (RTA §34)
4. Promptly report maintenance issues, leaks, mould, pests, or safety hazards to Month2Month.
5. Allow reasonable access for repairs and inspections with proper notice. (RTA §§25–27)
6. Comply with all applicable municipal bylaws and the Ontario Fire Code.
7. Avoid creating nuisances or disturbing other residents' reasonable enjoyment. (RTA §64)
8. Provide proper notice before moving out — 60 days' written notice for month-to-month tenancies, terminating on the last day of a rental period. (RTA §44)

The Landlord and Tenant Board (LTB)

The Landlord and Tenant Board is an adjudicative tribunal that resolves disputes between landlords and tenants under the Residential Tenancies Act. Both landlords and tenants may file applications with the LTB.

Common Tenant Applications:

• T1: Tenant Application for a Rebate of Money the Landlord Owes
• T2: Tenant Application about Tenant Rights (e.g., illegal entry, harassment, interference with vital services)
• T6: Tenant Application about Maintenance (repairs the landlord has not made)

Resources

• Landlord and Tenant Board: www.tribunalsontario.ca/ltb/ · Toll-free: 1-888-332-3234
• Tenant Duty Counsel (free legal advice at LTB hearings): Contact your local community legal clinic
• Community Legal Education Ontario (CLEO): www.cleo.on.ca
• Steps to Justice (Ontario legal information): www.stepstojustice.ca
• Ontario Tenant Rights: www.ontario.ca/page/renting-ontario-your-rights
• Federation of Metro Tenants' Associations Hotline: 416-921-9494
• Ontario 211: Dial 211 for community and social services referrals

15. Ontario Human Rights Code

The Ontario Human Rights Code protects individuals from discrimination in housing, including rental accommodation. Every person has a right to equal treatment with respect to the occupancy of accommodation, without discrimination.

Protected Grounds

Pursuant to the Human Rights Code §2(1), every person has a right to equal treatment with respect to the occupancy of accommodation without discrimination because of:

• Race
• Ancestry
• Place of origin
• Colour
• Ethnic origin
• Citizenship
• Creed (religion)
• Sex (including pregnancy and breastfeeding)
• Sexual orientation
• Gender identity
• Gender expression
• Age
• Marital status
• Family status
• Disability (physical, mental, learning, or developmental)
• Receipt of public assistance (in housing only)

Application to Housing

The following actions constitute discrimination in housing and are prohibited:

• Refusing to rent or show a unit based on a protected ground
• Imposing different terms or conditions based on a protected ground
• Evicting or threatening eviction based on a protected ground
• Harassment by the landlord or landlord's agent based on a protected ground
• Failing to accommodate a disability to the point of undue hardship
• Discriminating based on receipt of public assistance (including Ontario Works, ODSP, or other social assistance)

Duty to Accommodate

Pursuant to the Human Rights Code, landlords have a duty to accommodate tenants with disabilities to the point of undue hardship. This may include allowing modifications to the unit, adjusting rules or policies, or permitting service animals. Month2Month will engage in an interactive process to evaluate accommodation requests and respond in a timely manner.

Filing a Complaint

If you believe you have been discriminated against in housing, you may file a complaint (called an "application") with the Human Rights Tribunal of Ontario (HRTO) within one year of the alleged discrimination.

• Human Rights Tribunal of Ontario: www.tribunalsontario.ca/hrto/
• Ontario Human Rights Commission: www.ohrc.on.ca · 1-800-387-9080
• Human Rights Legal Support Centre: www.hrlsc.on.ca · 1-866-625-5179 (free legal assistance for human rights claims)