Major renovations can feel disruptive for renters. In Ontario, landlords have legal rights to enter rental units for repairs and substantial renovations, but those rights come with notice requirements, limits on timing and obligations to minimize disruption. This article explains what kinds of work qualify as "major renovations", when landlords can seek entry or end a tenancy to carry out renovations, what notice they must give, and what steps tenants can take to protect privacy, safety and belongings. We cover how to document concerns, when to agree to reasonable access, and how to use official forms or apply to the Landlord and Tenant Board if a dispute arises. Practical examples and clear steps are included to help tenants in Ontario navigate renovation-related entries.
What counts as major renovations in Ontario?
Major renovations are work that goes beyond routine repairs and requires significant alteration of the unit or building systems — for example structural work, full kitchen or bathroom rebuilds, replacement of plumbing or heating systems, or projects that make a unit uninhabitable while the work is done. Landlords must show why the work is necessary and must follow rules about notice and access. If a renovation will require you to vacate temporarily or permanently, different rules and forms may apply.
Notice, timing and landlord entry rules
For most non-emergency repairs and renovations, landlords must provide written notice specifying the reason, date and a reasonable time for entry. Ontario law defines acceptable entry times and how much notice is required. If a landlord seeks to end a tenancy so renovations can proceed, they must give specific statutory notice and, if necessary, apply to the Landlord and Tenant Board to confirm the termination.
- Landlords must give "reasonable" written notice of entry that states the date and time range and a reason for entry.
- Entry is generally limited to reasonable hours unless it is an emergency or you consent to another time.
- If the landlord intends to end the tenancy for renovation work, they must use the correct statutory notice form and follow the termination process.
- Tenants may refuse unreasonable entry requests but should document refusals and any communications to avoid disputes.
Required official forms and when they apply
Two commonly used forms relate to renovations and tenancy endings in Ontario:
- Form N13 — Notice to End your Tenancy (Demolition, Conversion or Repairs): landlords use N13 when they say the rental unit will be taken out of use for major repairs or renovation. Example: a landlord serves N13 when the building requires a gut-renovation that will make your unit uninhabitable and they say they need the unit vacant to proceed. If you do not agree, the landlord may apply to the Landlord and Tenant Board to confirm the termination and confirm compensation or relocation details.[3]
- Form N11 — Agreement to End the Tenancy: this is used when both tenant and landlord mutually agree on an end date. Example: if you agree to a temporary move-out while renovations happen and both sides sign N11, the tenancy ends on the agreed date without a Board hearing.
Find official copies and instructions for these forms on the Landlord and Tenant Board forms page and follow the Board's guidance when responding.[3]
Tenant steps if you receive notice or are asked to allow entry
Responding calmly and documenting everything gives you the best chance to protect your rights and belongings.
- Document: take photos, save the written notice, and keep records of conversations and dates.
- Communicate: ask for specifics in writing and request reasonable timing or accommodations if work will affect accessibility, safety or health.
- Negotiate: you can propose alternatives, temporary access arrangements, or ask about temporary relocation and compensation.
- Dispute resolution: if you cannot agree, apply to the Landlord and Tenant Board for a hearing to resolve the matter.
When to get help and useful links
If you are unsure about your rights or the legitimacy of a notice, contact tenant advice services or seek help from the Landlord and Tenant Board. For guidance on repair responsibilities and how renovations differ from routine maintenance, see Routine Repairs in Rental Units: Tenant and Landlord Responsibilities and review obligations in Obligations of Landlords and Tenants: Rights and Responsibilities Explained. If you need temporary housing while work proceeds, Find rental homes across Canada on Houseme to search options quickly.
FAQ
- Can a landlord enter my unit without my consent for major renovations?
- Generally no — landlords must give written notice with a reasonable time and reason; emergency entry is an exception. If the landlord plans renovations that require you to vacate, they must follow statutory termination procedures or reach an agreement.
- How much notice must a landlord give for entry or to end a tenancy for renovations?
- Notice rules vary by purpose: routine entry requires reasonable written notice with a time range; termination for renovations uses specific statutory notice forms and timelines. If you receive a termination notice you do not agree with, the Landlord and Tenant Board can review it.
- Can I get compensation or temporary housing during major renovations?
- Sometimes. Compensation or relocation is considered when a tenant must vacate for renovations; agreements or Board orders can outline compensation, moving timelines and return rights.
How-To
- Document the notice and the unit condition by saving the written notice and taking dated photos or videos.
- Contact the landlord in writing to confirm details, request reasonable timing, and ask about temporary relocation or compensation if needed.
- Agree to reasonable access when it is safe and documented, and get any temporary arrangements in writing.
- If you cannot agree, file an application with the Landlord and Tenant Board and bring your evidence and communications to the hearing.
Help and Support / Resources
- Landlord and Tenant Board - Tribunals Ontario
- Residential Tenancies Act, 2006 (e-Laws)
- Landlord and Tenant Board forms and guides
