Last-minute rental surprises are stressful, especially if you’ve already planned your move to a new home in Ontario. If a landlord cancels your move-in unexpectedly after you’ve signed a lease or agreement, you may be left with questions about your rights, potential compensation, and what steps to take next. This guide, based on Ontario law, explains what tenants can do if their landlord cancels right before move-in day.

What Happens If a Landlord Cancels Your Move-In?

If your landlord cancels your move-in at the last minute after both parties have signed a lease (or tenancy agreement), they may be in breach of contract under Ontario’s Residential Tenancies Act, 2006^[1]. The Act protects tenants from unfair practices—including the withdrawal of a rental offer after a lease is signed.

Here are the common scenarios:

• You have a signed lease but are denied access — You may have grounds for compensation.
• You paid a deposit or first month’s rent — You are entitled to a refund if you are not given the unit.
• No lease was signed — Options are more limited, but there may still be a contract depending on circumstances.

Your Immediate Rights as a Tenant

As a tenant in Ontario, you have the right to:

• Receive a full refund of any deposit or rent paid if the landlord cancels before you move in
• Request additional moving expenses if the last-minute cancellation causes financial loss
• Make an application to the Landlord and Tenant Board (LTB) for compensation

Learn more about deposit rules and your entitlements in Understanding Rental Deposits: What Tenants Need to Know.

If You Paid a Deposit or First Month's Rent

Landlords are required under Ontario law to return any funds you've provided if the tenancy doesn't begin as agreed. If you have trouble recovering your money, you can apply to the LTB for a repayment order.

Written Agreements Matter

If you have a written agreement (such as a lease signed by both parties), it is a legally binding contract under the Residential Tenancies Act, 2006. Tenants can seek compensation for losses if the landlord pulls out after signing. Even if you don’t have a physical lease but there is clear evidence of an agreement (emails, text messages, deposit receipts), you may still have legal backing.

Official Process: Applying to the Landlord and Tenant Board

Ontario tenants can use the LTB to resolve last-minute move-in cancellations. The main form to use is:

• Form T2: Application About Tenant Rights
  When to use: If your landlord denied you access to your new unit or refused to let you move in after the lease start date.
  How to file: Fill out and submit Form T2 - Application About Tenant Rights online, by mail, or in person at your local LTB office. Attach all evidence, such as your lease, receipts, and messages. The LTB can order the landlord to pay you compensation for lost housing and out-of-pocket costs.

In urgent cases, you may highlight hardship. The LTB may schedule your hearing quickly if you have nowhere else to live.

What Tenants Should Do Next: Practical Steps

• Gather evidence—keep copies of your lease, receipts, messages, and notes about the cancellation.
• Request your deposit or payments back in writing.
• If the landlord does not return your funds or compensate you for losses, file Form T2 with the LTB.
• Consider seeking additional damages for moving costs, emergency accommodation, or lost work if you suffered losses directly due to the last-minute change.

Remember, clear documentation improves your case if you take legal action. Ontario law is on your side if a landlord’s actions have left you without housing at the last minute.

Related Topics for Tenants

• Recently signed a lease? Review What Tenants Need to Know After Signing the Rental Agreement for a checklist of your new rights and responsibilities.
• To better understand deposit types and refunds, check Understanding Rental Deposits: What Tenants Need to Know.
• Stay informed of your legal protections at Tenant Rights in Ontario.

FAQ: Dealing with Cancelled Move-Ins in Ontario

1. Can a landlord refuse to let me move in after I’ve signed the lease?
   A landlord cannot legally cancel your move-in after a lease is signed without cause. If they do, you may seek compensation and help from the Landlord and Tenant Board.
2. Will I get my deposit back if the landlord cancels?
   Yes. If the tenancy does not begin, the landlord must refund any deposits or advance rent you have paid.
3. What if I had moving costs or nowhere to go?
   Keep receipts and proofs of any extra expenses (like hotels or storage). You can request compensation from the landlord, either directly or through the LTB.
4. Do I need a written lease for my rights to apply?
   A written lease makes your case stronger, but even verbal agreements or written correspondence (emails, texts) may be binding if there is clear consent from both parties.
5. Who helps resolve rental contract disputes in Ontario?
   The Landlord and Tenant Board (LTB) handles disputes, including denied access after a signed lease. Visit their official website for forms and information.

Conclusion: Key Takeaways for Ontario Tenants

• If your move-in is cancelled after signing a lease, you have a legal right to refunds and may claim further compensation for losses.
• File Form T2 at the Landlord and Tenant Board to resolve disputes and protect your rights.
• Keep all documentation of the agreement, conversations, and any related expenses.

Act quickly, document everything, and use official resources to resolve these issues fairly and promptly when your landlord cancels a move-in.

Need Help? Resources for Tenants

• Landlord and Tenant Board (LTB): LTB official site – dispute resolution, guides, and forms including Form T2.
• Ontario Ministry of Municipal Affairs and Housing: Renting in Ontario – Your Rights
• Tenant Support: Local community legal clinics (search by postal code at Legal Aid Ontario clinics) can provide direct help.
• Review your protections with Tenant Rights in Ontario for a complete overview.

---

1. Residential Tenancies Act, 2006, Ontario. Read the full legislation here.
2. Landlord and Tenant Board (LTB), Ontario. Official tribunal website.
3. LTB Application About Tenant Rights (Form T2). Download and file Form T2 here.

Categories

Tenant Rights & Responsibilities Rent & Deposits Leases & Agreements Moving In / Out Maintenance & Repairs Evictions Roommates & Shared Housing Discrimination & Accessibility Utilities & Services Affordable Housing & Subsidies Dispute Resolution & LTB Safety & Security Privacy & Entry by Landlord Special Tenancy Situations Tenant Insurance & Liability Post-Eviction Resources Landlord Compliance & Penalties Legal Precedents & Case Summaries Mental Health & Tenancy