What counts as a major structural renovation?
Major structural work may include removing walls, replacing essential plumbing or electrical systems, rebuilding a bathroom or kitchen, correcting serious building defects, or work that requires the rental unit to be vacant. Cosmetic upgrades that can reasonably occur while you live in the unit are usually different from renovations that make the home unsafe or unusable.
The project itself does not automatically end your tenancy. Under Ontario's Residential Tenancies Act, 2006, a landlord must use the correct legal process if vacant possession is genuinely required. A landlord cannot simply tell you to leave, change the locks, or pressure you into signing an agreement because construction is inconvenient.[1]
Landlord duties during occupied renovations
When work takes place while you remain in the unit, the landlord must keep the rental in a good state of repair and fit for habitation. This includes maintaining heat, water, electricity, plumbing, sanitation, and other essential services. The landlord must also take reasonable steps to control dust, debris, dangerous conditions, and interruptions caused by contractors.
Landlords generally need to give at least 24 hours' written notice before entering your unit, unless an exception applies, such as an emergency or your consent. The notice should state the reason, date, and time of entry, and entry should normally occur between 8 a.m. and 8 p.m. Repeated, unnecessary, or intimidating entry may interfere with your reasonable enjoyment.
For a broader overview of shared responsibilities, see Obligations of Landlords and Tenants: Rights and Responsibilities Explained. If construction creates unsafe conditions, review Health and Safety Issues Every Tenant Should Know When Renting.
- Keep essential services and required repairs working throughout the project.
- Give lawful entry notice and respect your privacy and reasonable enjoyment.
- Control hazards and comply with applicable building, fire, and property standards.
- Explain the planned work, expected interruptions, and contractor arrangements clearly.
When the landlord says you must leave
If repairs, demolition, or conversion require the unit to be vacant, the landlord may use Form N13, Notice to End your Tenancy Because the Landlord Wants to Demolish the Rental Unit, Repair it, or Convert it to Another Use. The landlord must give the required notice, normally at least 120 days, and meet the legal requirements for the notice and proposed work.[2]
A tenant who receives an N13 should check the termination date, the stated reason, the compensation information, and whether the landlord has the necessary permits or approvals. Depending on the building and the circumstances, the landlord may owe compensation or may need to offer another acceptable rental unit. A tenant may also have a right to return after the work, subject to the rules that apply to the situation.
Receiving an N13 is not the same as being physically evicted. If you disagree with the notice, you can remain until the matter is resolved through the proper process, but you should not ignore the notice or a hearing document. The Landlord and Tenant Board decides residential tenancy disputes in Ontario.
Repairs, safety, and temporary relocation
If the unit remains occupied, report problems promptly and in writing. Describe the affected room or service, the date the issue began, the impact on your household, and what response you are requesting. Tenants should allow reasonable access for lawful repairs, but they do not have to accept dangerous conditions or a substantial loss of the home's basic functions without raising the issue.
Keep photographs, videos, notices, emails, text messages, contractor communications, rent records, and a daily log of noise, dust, service interruptions, or inaccessible rooms. If personal property is damaged, record the condition before and after the work and keep receipts for reasonable expenses. For urgent repair concerns, see Emergency Situations and Repairs: Tenant Rights and Responsibilities.
If the landlord proposes temporary accommodation, review the arrangement carefully before agreeing. Confirm the address, dates, rent treatment, transportation, storage, pets, accessibility needs, utilities, and responsibility for moving costs. You can Browse apartments for rent in Canada while comparing temporary options, but a private rental search does not replace the landlord's legal obligations.
- Record the condition of the unit before work starts and update the record during construction.
- Contact the landlord promptly about urgent hazards, service loss, or blocked access.
- Keep receipts for reasonable costs that may be relevant to a compensation claim.
- Call emergency services if there is an immediate threat to life, health, or safety.
What tenants can do if obligations are not met
Start with a clear written request that identifies the problem and gives a reasonable opportunity to respond, unless the issue is an emergency. If the landlord does not act, tenants may contact their municipality about property standards or fire and building safety concerns. The municipality may inspect or enforce local standards, while the Landlord and Tenant Board can decide many disputes under the Residential Tenancies Act.
Depending on the problem, a tenant may use an LTB application such as Form T6, Tenant Application about Maintenance, to ask for remedies related to maintenance, vital services, interference, or damage. Form T2, Tenant Application about Tenant Rights, may be relevant where the conduct involves unlawful entry, harassment, coercion, or interference. Current forms and filing instructions are published by the Board.[3]
Do not withhold rent on your own simply because renovation work is incomplete. Rent arrears can create a separate dispute. Instead, obtain advice, keep paying where possible, and use the appropriate application or response process. If you receive a hearing notice, follow the filing and attendance instructions and bring organized evidence.
How-To
- Photograph the unit and save the renovation notice, emails, texts, and written agreements.
- Ask the landlord in writing for the work schedule, entry dates, permits, safety measures, compensation, and any relocation or return terms.
- Report urgent hazards to the landlord and contact emergency services or the municipality when appropriate.
- Review the correct LTB form, complete it with specific facts and requested remedies, and file it according to the Board's instructions.
- Attend the hearing or respond by the deadline, bringing your records, photographs, notices, receipts, and messages.
FAQ
- Can a landlord renovate my Ontario rental without ending my tenancy?
- Often, yes, if the work can safely occur while you remain in the unit and the landlord follows repair, entry, safety, and reasonable enjoyment obligations.
- How much notice is required if an Ontario landlord needs the unit vacant for major repairs?
- An N13 notice normally requires at least 120 days' notice, but the landlord must also meet the other legal requirements for the notice and proposed work.
- Can I refuse entry to contractors?
- You should not unreasonably refuse lawful entry after proper notice, but you can raise concerns about missing notice, unreasonable timing, unsafe conditions, or excessive entry.
- What should I do if renovation conditions are unsafe?
- Report the issue in writing, document it, contact the municipality or emergency services when appropriate, and consider an LTB application if the landlord does not correct the problem.
Help and Support / Resources
- Landlord and Tenant Board for Ontario tenancy information, applications, and hearings.
- Ontario LTB forms for N13, T2, T6, and current filing instructions.
- Government of Ontario tenant rights information for provincial rental rules and services.
