The "Coles Notes" Version
2025 was a busy year for Queen's Park. If you own rental property in Ontario, the rules of the game just shifted, mostly towards stricter compliance and bigger penalties for bad actors.
Here is the executive summary of what you need to know to stay out of trouble (and keep your business profitable).
Timeline at a Glance
1. The "Sweaty Hallway" Law (Bill 64)
The Gist: You have to keep common areas cool in the summer.
If you own a building with common areas (lobbies, hallways), you can no longer let them bake. The maximum allowed temperature is 26°C between May 15 and September 15.
- Does this apply to units? No. Just common areas.
- The Cost: If your lobby is a greenhouse, you might need a heat pump or portable AC.
2. The End of "Fake" Renovictions (Bills 51 & 97)
The Gist: N13 evictions just got much, much harder.
Previously, you could serve an N13 based on a plan. Now, you need the building permits in hand before you can even print the notice.
- Proof Required: A report from a qualified person (engineer/architect) stating the unit must be vacant.
- The Penalty: If you re-rent to someone else at a higher rate without offering it back to the original tenant, the fines have doubled.
3. Coming Soon: Evicting "Chronic Late" Payers (Bill 60)
The Gist:The N8 "persistently late" ground already exists under the current RTA — Bill 60 will make it clearer once proclaimed.
Bill 60 will add a fixed definition under s.58(1.1): 3 or more late payments in 12 months = "Persistently Late." That regulation has not yet been published and is not in force as of June 2026, so the LTB still applies the existing case-by-case standard for now.
Once it's in force, this will help: you won't need the tenant to owe you $0.00 to evict them. You'll be evicting them for breaking the contract schedule, not for debt. The underlying N8 ground itself is already available today under s.58.
How to use the N8 Notice →4. Portal Headaches (And One Win)
The Bad:Mandatory 2-Factor Authentication means you can't easily share your login with your spouse or property manager anymore without passing a phone back and forth.
The Good: You can finally file L5 (Above Guideline Increase) applications by email. No more portal timeouts when uploading 500 pages of invoices.
Navigate the new Portal →5. The 2026 Rent Guideline
The Number: 2.1%
Changes taking effect anytime in 2026 are capped at 2.1%.
Remember the 90 Day Rule
To raise rent on Jan 1, 2026, you must serve the N1 by September 30, 2025 roughly (depending on postage). Do not miss the window.
Cheat Sheet: Which Notice do I need?
| Problem | Notice Form | 2025 Update |
|---|---|---|
| They owe rent | N4 | - |
| They pay late constantly | N8 | Clearer once Bill 60 proclaimed |
| You need to renovate | N13 | Permits Required |
| You are moving in | N12 | Strict Bad Faith penalties |
Frequently Asked Questions
Don't Memorize the Forms
OntarioLandlord has all the 2025 rules built-in. When the law changes, our software updates automatically so you never serve an invalid notice.
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