Form M: Above-Guideline Rent Increase (Ontario Explained)

Facing a rent increase above the annual guideline in Ontario can be confusing and stressful for tenants. The process is regulated, and landlords must follow strict rules to apply for an increase above the guideline limit. This article explains what Form M is, why your landlord might use it, your rights as a tenant, and how you can respond or challenge these rent increases under Ontario law.

What Is Form M and When Is It Used?

Form M – Application for Above-Guideline Rent Increase is an official application landlords must submit to Ontario's Landlord and Tenant Board (LTB) when they want to raise rent by more than the annual guideline amount set by the government. In Ontario, most rent increases are limited each year by the Residential Tenancies Act, 2006 (RTA)¹.

Common reasons a landlord may submit Form M include:

• Major capital repairs or renovations completed on the building
• Extraordinary increases in municipal property taxes or utilities
• Significant security or health and safety upgrades required by law

Landlords must apply to the LTB for approval before charging you more than the guideline. Tenants can participate in the hearing process and present evidence to dispute the increase.

Key Steps: What Tenants Should Know if You Receive Notice

If your landlord submits a Form M application, you’ll receive notice from the LTB and have the right to attend a hearing. Here’s what you should do:

• Read the application package closely. It should explain the landlord’s reasons and what documentation they have filed.
• Attend the LTB hearing—this is your chance to ask questions, provide evidence, and explain your circumstances.
• The LTB will consider whether the increase is justified and decide whether (and how much) the landlord can raise your rent above the guideline.

If you have concerns about the repairs claimed or disagree with the reasons for the increase—such as unnecessary work or costs not actually spent—you can dispute it by providing your own evidence at the hearing.

Practical Example

Let’s say your landlord replaces the boiler system in your building. They submit Form M to the LTB, asking to increase rent above the guideline to cover the cost. You, as a tenant, receive notice of the application, and you have the option to gather information, ask about the necessity of the upgrade, and raise any concerns at the hearing.

Relevant Forms and Where to Find Them

• Form M: Application for a Rent Increase Above Guideline. Download Form M from the official LTB website.

Landlords must also provide tenants with a Notice of Rent Increase (Form N1) at least 90 days in advance for any increase, including those above the guideline if approved.

Your Rights and Protections as an Ontario Tenant

• Your landlord cannot charge more than the approved amount or increase rent until the LTB decides the application.
• You have a right to a fair hearing and to challenge the landlord's evidence.
• Some rental units (e.g., new builds occupied after November 15, 2018) may be exempt from rent control, but above-guideline procedures still apply in many cases.

Learn more about your rights and obligations under Tenant Rights in Ontario.

Trouble with a Rent Increase Notice?

If you receive a rent increase notice—or a Form M application—and have questions about what’s permitted, the Understanding Rent Increases: What Tenants Need to Know page offers helpful context on how increases are regulated.

For more on your responsibilities and next steps once you’ve signed a rental agreement, see What Tenants Need to Know After Signing the Rental Agreement. You can also easily Browse apartments for rent in Canada if you are considering other options.

1. What is a guideline rent increase versus above-guideline?
   Guideline rent increases are based on the annual limit set by the Ontario government. Above-guideline increases can only occur when a landlord’s costs change due to approved reasons, and they must use Form M with LTB approval.
2. How will I know if my landlord files Form M?
   You will receive notice from the Landlord and Tenant Board with information about the application and instructions for participating in a hearing.
3. What happens if I disagree with the rent increase?
   You can present your case, ask questions of the landlord, and submit evidence at the LTB hearing before any decision is made.
4. How much can my landlord increase my rent if Form M is approved?
   The LTB decides the amount based on the landlord’s actual documented expenses and the requirements of the Residential Tenancies Act. Only the amount approved is allowed.
5. Do above-guideline increases apply to all units?
   Some units—such as new builds after November 15, 2018—may not be subject to rent control. However, in most cases where the guideline applies, so do above-guideline protections.

Conclusion: Key Takeaways for Ontario Tenants

• Landlords must use Form M and get LTB approval for any rent increase above the provincial guideline.
• Tenants have the right to dispute, ask questions, and present evidence about proposed increases at the hearing.
• Always read all notices, keep records, and know your protections under Ontario’s Residential Tenancies Act, 2006.

Remember: You do not have to accept an above-guideline increase without due process at the Landlord and Tenant Board.

Need Help? Resources for Tenants

• Landlord and Tenant Board of Ontario: Forms, hearing schedules, and general information
• Ontario Government: Renting in Ontario – Your Rights
• For local tenant support, contact your community legal clinic or a local tenant advocacy organization
• Explore Browse apartments for rent in Canada for current rental listings and options

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1. See the Residential Tenancies Act, 2006 for legal rights and procedures regarding rent increases in Ontario.

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