Renting a Mobile Home or Land-Lease Site in Ontario: Tenant Guide

Mobile home and land-lease tenancies in Ontario offer unique housing arrangements, but also come with special rules and protections for tenants. This guide explains how Ontario law applies, what forms you may need, and where to get help if issues arise.

What is a Mobile Home or Land-Lease Community?

A mobile home park or land-lease community is a setting where tenants rent a plot (site) for their own mobile or manufactured home, or may rent both the home and the site from the same landlord. These communities are common across Ontario and are governed by the Residential Tenancies Act, 2006^[1].

Key Rights and Responsibilities for Tenants

Both landlords and tenants have specific obligations under Ontario’s legislation. For mobile home and land-lease communities, the standard rules of the Tenant Rights in Ontario apply, with added protections unique to these types of homes.

• Tenants may own their home but rent the land (site) from the landlord.
• Landlords cannot require tenants to buy goods or services (like insurance or sheds) as a condition for renting a site.
• Tenants have a right to reasonably access services and utilities, such as water and electricity.
• Eviction requires official notice and must follow the prescribed legal process.

If you’re moving into a new site, see Essential Tips for Tenants When Moving Into a New Rental Home.

Deposits, Rent, and Fees

Landlords may ask for certain deposits at the start of your tenancy, but Ontario law strictly limits which ones are allowed. For example:

• Only first and last month’s rent deposits may be requested. No extra security, damage, or pet deposits are permitted.
• Any illegal deposit request should be reported.
• Rent payments must be made according to your written or verbal rental agreement.

Learn more in Understanding Rental Deposits: What Tenants Need to Know.

Maintenance, Repairs, and Health & Safety

Landlords are responsible for keeping common areas, roads, and essential services in good repair. Tenants are responsible for maintaining their own home unless damage is caused by the landlord’s failure to maintain the site.

If you encounter unsafe or unsanitary conditions:

• Report the issue to your landlord in writing.
• If unresolved, you may file an application with the Landlord and Tenant Board.

For more details, see Health and Safety Issues Every Tenant Should Know When Renting.

Important Forms and Dispute Resolution

Tenant issues in a mobile home or land-lease community are heard by Ontario’s Landlord and Tenant Board (LTB). If communication with your landlord fails, you can use these official forms and processes:

• LTB Form T2 – Application about Tenant Rights: Use if your landlord violates your rights (e.g., illegal entry or utility shutoff).
  See official Form T2.
  Example: If the landlord tries to charge an illegal deposit, you can use Form T2 to apply for relief.
• LTB Form T6 – Tenant Application about Maintenance: Use if your landlord fails to keep the site, services, or facilities in good repair.
  See official Form T6.
  Example: If common roads are not maintained and pose a safety risk, submit Form T6 after providing written notice to your landlord.
• LTB Form N4 – Notice to End Tenancy for Non-payment of Rent: This is what you should receive if your landlord starts the eviction process for non-payment. Review carefully and act quickly.

You can find a full list of forms and guides on the Landlord and Tenant Board’s forms page.

Common Issues Faced by Tenants

Tenants in these communities may experience unique problems such as rising land rents, disputes over utilities or shared roads, and unclear rules around selling or moving their home. If you have concerns, documentation is important. Know that the LTB is your primary resource for resolving legal disputes around eviction, rent increases, or maintenance.

Keep every communication with your landlord in writing and retain copies of your agreements and receipts.

Understanding Rent Increases and Ending Tenancy

• Rent increases must comply with provincial rent control rules and proper notice periods (usually a minimum of 90 days, on approved forms).
• Landlords can only evict for legal reasons and must use LTB-approved forms. Eviction for demolition or conversion carries extra protections for mobile home tenants.
• If you plan to move, give your landlord written notice and follow LTB procedures.

For more, see Understanding Rent Increases: What Tenants Need to Know.

Your Next Steps: Renting or Searching for a Mobile Home

• Review your rental agreement carefully.
• Check your landlord’s obligations under the Residential Tenancies Act, 2006 before signing.
• Explore affordable options—Affordable homes for rent in Canada are widely available, including mobile and manufactured homes.

FAQ: Renting in Mobile Home and Land-Lease Communities

1. Can my landlord require me to buy services like insurance or a shed?
   No, landlords in Ontario cannot force tenants to buy goods or services as a condition of renting a mobile home site.
2. What happens if my landlord tries to charge a damage deposit?
   Only rent deposits (first and last month’s rent) are legal. Any other deposit, such as damage or pet deposits, is not allowed.
3. Who do I contact if my landlord is not maintaining roads or services?
   Raise the issue with your landlord first in writing. If it’s unresolved, file Form T6 with the Landlord and Tenant Board.
4. What notice must a landlord give before increasing my land rent?
   At least 90 days’ written notice, using the proper LTB form, is required for rent increases.
5. Where can I get help if I have a dispute?
   Contact the LTB or local tenant advocacy groups. See resources below for details.

Conclusion: What to Remember About Renting a Mobile Home in Ontario

• You have legal protections under the Residential Tenancies Act, 2006.
• Only certain deposits are legal; report any violations.
• The Landlord and Tenant Board is your main avenue for disputes.

Knowing these key points helps you make informed housing decisions in Ontario’s mobile home and land-lease communities.

Need Help? Resources for Tenants

• Landlord and Tenant Board – Ontario
• Your Guide to the Residential Tenancies Act
• Tenant helplines: Ontario Community Legal Clinics or local tenant associations
• More info: Tenant Rights in Ontario

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1. The Residential Tenancies Act, 2006 (Ontario) is available from the Government of Ontario's official site.
2. Landlord and Tenant Board forms and contact details: Landlord and Tenant Board

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