What Ontario law says about entry to rental units
Ontario's Residential Tenancies Act, 2006 sets the ground rules for when a landlord can enter a rental unit and what notice is required[1]. The Landlord and Tenant Board handles disputes about unlawful entry and related issues[2]. In general, landlords must have a permitted reason and usually give written notice before entry; emergencies are the obvious exception. The law also sets acceptable hours and explains how entry for shows, repairs or inspections should be handled.
When a unit is truly vacant
A unit is "truly vacant" when the tenant has surrendered possession and the landlord has the right to occupy the unit. If you have moved out and returned the keys or signed an agreement to end the tenancy, the landlord can lawfully enter to inspect, repair or re-rent. If you have only given notice to leave but remain living there until the termination date, the unit is not vacant and the usual entry rules apply. When in doubt, get confirmation in writing about whether the landlord considers the unit vacant[3].
What landlords must do before entering vacant or vacating units
- Give written notice specifying reason, date and time when required by the Act, usually at least 24 hours in advance.
- Limit entry to reasonable hours, commonly between 8:00 a.m. and 8:00 p.m., unless you agree otherwise.
- State the purpose: showing to prospective tenants or purchasers, inspections, repairs or other permitted reasons.
- Provide identification and, if requested, a written record of what they did while in the unit.
How tenants can protect their rights when a landlord plans to enter
- Ask for written notice and keep a copy; a text or email with time, date and reason is usually sufficient.
- Confirm the landlord or agent's identity before allowing access if you are present, and note their name or company.
- Document the unit's condition with photos or video before the landlord enters, and keep dated records and receipts.
- Remove valuables and personal documents when you vacate, and consider changing locks only as permitted by your agreement.
- If you have concerns about unlawful entry, contact the Landlord and Tenant Board or seek free legal advice about next steps.
For practical moving-day and inspection checklists, see Moving Out Tips: A Tenant''s Guide to a Smooth Rental Exit and The Final Inspection: What Tenants Need to Know Before Moving Out.
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Official forms and when to use them
- Form N11 — Agreement to End Tenancy: used when tenant and landlord agree on a move-out date; example: you and the landlord sign an N11 when you agree to vacate two weeks early so the landlord can show the unit.
- Form N12 — Notice to End Tenancy for Landlord''s or Purchaser''s Own Use: used when the landlord or purchaser needs the unit for their own occupancy; example: a landlord who intends to move into the unit after you leave must follow N12 procedures and compensation rules where applicable.
- Application to the Landlord and Tenant Board (forms and applications): used to resolve disputes about unlawful entry, return of deposits or other tenancy issues; example: file an application with the Board if a landlord repeatedly enters without lawful reason.
Most Ontario tenancy forms and instructions are available from the Landlord and Tenant Board forms page[2].
FAQ
- Can a landlord enter a unit without notice once I have moved out?
- Yes, if you have surrendered possession and the landlord has legal right to occupy, they may enter for re-renting, repairs or inspections; keep written proof you vacated to avoid disputes.
- What hours can a landlord enter a rental unit in Ontario?
- Entry is generally limited to reasonable hours, commonly between 8:00 a.m. and 8:00 p.m., unless you agree to other times in writing.
- What should I do if a landlord enters unlawfully?
- Document the incident (photos, notes), keep copies of notices, and contact the Landlord and Tenant Board or legal clinic for help filing an application.
How-To
- Read any written notice carefully and check the stated reason, date and time.
- Confirm that the proposed entry time is within reasonable hours or agree on a different time in writing.
- Take photos or video of the unit''s condition before any entry and save copies of all communications.
- If you believe the entry is unlawful, contact the Landlord and Tenant Board and consider filing an application with supporting evidence.
Help and Support / Resources
- Contact the Landlord and Tenant Board (LTB)
- Read the Residential Tenancies Act, 2006 on e-Laws
- Ontario government: Renting and eviction guidance for tenants
