If you rent a home or apartment in Ontario, knowing who is responsible for maintenance and repairs can help you respond when something goes wrong. The Residential Tenancies Act, 2006 sets rules for landlord repair duties, tenant responsibilities, emergency repairs, and formal applications. This guide explains what to document, how to ask for repairs, and what steps may be available if the problem is not fixed.
What Maintenance and Repair Laws Mean for Ontario Tenants
The Residential Tenancies Act, 2006 is the main law setting out landlord and tenant rules in Ontario. It requires landlords to keep rental units in good repair and meet health, safety, housing, and maintenance standards, regardless of the rent you pay or what your lease says.
Landlord maintenance duties include:
- Fixing appliance, plumbing, heating, and electrical issues
- Dealing with pests or infestations
- Addressing mold, leaks, unsafe stairs, and similar problems
- Maintaining common areas such as hallways and laundry rooms
- Meeting local property standards and bylaws
Tenants should keep their unit reasonably clean and report needed repairs. You are not responsible for fixing problems caused by normal wear and tear.
Understanding Landlord and Tenant Responsibilities
Knowing which responsibility belongs to you or your landlord can help prevent repair disputes. For more detail about both parties’ obligations, see Obligations of Landlords and Tenants: Rights and Responsibilities Explained.
- Routine repairs, such as a leaking faucet: the landlord’s duty
- Cleaning your own space: the tenant’s duty
- Damage caused by your own actions: the tenant may have to pay, but the landlord arranges the repair
Health and Safety Standards
Landlords must comply with local health and safety regulations. Mold, pests, broken locks, and a lack of heat can create health or safety concerns. For more information, see Health and Safety Issues Every Tenant Should Know When Renting.
How to Report Repairs and What to Expect
Report a repair as soon as you notice it. A written request creates a record of the problem and your attempt to have it fixed.
- Contact your landlord in writing by email, letter, or text message. Describe the problem clearly and ask for a repair by a reasonable deadline.
- If the landlord does not act, send a second written request and keep both messages.
- If the repair remains unaddressed, consider contacting your municipal bylaw or property standards office or applying to the Landlord and Tenant Board.
Keep copies of messages, photographs, receipts, and notes about dates, times, and conversations.
Emergency vs. Routine Repairs
Urgent repairs need faster attention than routine maintenance. Examples of emergencies include no heat in winter, flooding, electrical hazards, or a condition that threatens safety. For more information about emergency repairs, see Emergency Situations and Repairs: Tenant Rights and Responsibilities.
- If your landlord does not fix an emergency quickly, you may be allowed to arrange and pay for repairs yourself and request reimbursement. First make reasonable efforts to contact the landlord, and keep receipts and records of your attempts.
Tip: Document when and how you reported every repair. Photos, emails, letters, and dates can help show what happened.
How to Make a Formal Repair Complaint or Application
If your landlord refuses to make repairs or hazardous conditions continue, you may have two options:
- Contact your municipal bylaw or property standards office. An inspector may order repairs.
- Apply to the Landlord and Tenant Board (LTB). Tenants must usually show that they asked for repairs first.
LTB Forms:
- T6: Tenant Application about Maintenance – Used when a landlord fails to keep a rental unit in good repair. Download it from the LTB's official forms page.
Example: If a landlord ignores repeated requests to fix a broken heater, complete Form T6, attach your evidence, and file with the LTB. - L1: Application to Evict a Tenant and Collect Rent the Tenant Owes – Generally filed by landlords, but tenants may encounter this form if a repair dispute develops into a rent dispute.
What Happens After Submitting a T6 Application?
- The LTB may schedule a hearing where you and your landlord can present evidence.
- Possible outcomes include an order for repairs, compensation such as a rent abatement, or the right to make repairs yourself.
Never withhold rent without an LTB order. Doing so can risk eviction.
Common Issues and Special Situations
- Pest problems: See Dealing with Pests in Your Rental: Tenant Rights and Effective Solutions
- Major repairs before move-in: Document the condition and review the Guide to the Initial Rental Property Inspection for Tenants
The rules and processes above support a tenant’s right to a safe, well-maintained home. For a broader overview, see Tenant Rights in Ontario.
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Frequently Asked Questions: Ontario Tenant Repairs and Maintenance
- What repairs is my landlord responsible for?
Your landlord must address problems affecting health, safety, or normal use of your home, including plumbing, heating, structural elements, and pest problems. These duties apply even when the lease does not list each repair. - Can my landlord charge me for repairs?
You may be responsible when you or your guests caused damage beyond normal wear and tear. Standard maintenance, aging appliances, and accidental breakdowns are the landlord’s responsibility. - What if my landlord ignores multiple repair requests?
Make another written request and keep your records. You can then contact your local bylaw office or file a T6 application with the LTB. - Am I allowed to fix emergencies myself and deduct the cost from rent?
Ontario law does not let you automatically deduct repair costs from rent. Make reasonable efforts to contact your landlord first, keep receipts, and apply to the LTB for reimbursement. - Does my landlord have to fix problems if the lease says otherwise?
Yes. The Residential Tenancies Act overrides a lease clause that attempts to shift the landlord’s repair obligations to the tenant.
How To: Filing a Tenant Maintenance Application in Ontario
- How do I start a repair application with the Landlord and Tenant Board?
Ask for the repair in writing first. If it is not fixed, download and complete Form T6: Tenant Application about Maintenance from the LTB. Attach evidence such as emails, letters, and photographs. - How do I get an emergency repair done if my landlord is unavailable?
Try to contact your landlord by every available means. If you cannot reach the landlord and the issue is a real emergency, such as no heat in freezing weather, arrange the repair, keep receipts, and apply to the LTB for reimbursement using Form T6. - How do I get a property standards officer involved?
Contact your local municipal office. Many cities have online complaint forms, or you can phone the city’s property standards or bylaw department to request an inspection.
Key Takeaways
- Landlords in Ontario must repair and maintain rental homes under the Residential Tenancies Act.
- Report repairs in writing and document the problem, your requests, and any response.
- Act promptly when an emergency is ignored, and keep receipts for emergency repair costs.
- If repairs are not completed, municipal property standards services and the LTB may provide further options.
Need Help? Resources for Tenants
- Ontario Landlord and Tenant Board: Forms, guides, and information about filing applications
- Contact your city’s municipal bylaw or property standards office for local inspections
- Ontario Government: Renting in Ontario
- Local tenant advocacy organizations, which you can search for in your city or region
