Living through renovations in your rental unit? In Ontario, tenants have strong protections during building renovations, so it's vital to know what landlords must do, your rights, and what steps to take if issues arise. This guide will walk you through key rules, official forms, and where to turn for help.

What Happens When Your Landlord Wants to Renovate?

Ontario law requires landlords to keep rental properties in a good state of repair. Sometimes, this means large-scale renovations, repairs, or upgrades. But even during renovations, you have multiple rights intended to protect your home, health, and tenancy.

Your Core Rights as a Tenant

• The right to adequate notice – Landlords must provide proper written notice before entering your unit, except in emergencies.
• The right to return – If you're temporarily displaced, you may have the right to move back after the work is complete.
• Protection against 'renovictions' – Landlords cannot evict you simply to do renovations unless they meet strict legal criteria.
• The right to live in safe and healthy conditions – Your landlord must ensure ongoing health and safety, and you may be entitled to rent reductions if work significantly disrupts your life.
  

For more about ongoing health standards, see Health and Safety Issues Every Tenant Should Know When Renting.

Notice Requirements for Renovations

Unless there’s an emergency, landlords must:

• Give you at least 24 hours’ written notice before entering your unit for renovation work.
• State the reason and time of entry (between 8 a.m. and 8 p.m.).

If your landlord is planning renovations that require you to move out (even temporarily), they must serve the correct notice and follow strict rules under Ontario's Residential Tenancies Act, 2006^[1].

Eviction for Renovations: Rules, Forms, and Your Options

"Renoviction" describes when a landlord tries to evict tenants for renovations. Under Ontario law, this can only happen if:

• The work is so extensive or intrusive that you cannot safely remain during the process.
• The landlord provides an official Notice to End your Tenancy for Extensive Repairs or Renovations (Form N13).

L2: Application to End a Tenancy and Evict a Tenant (Ontario Landlord and Tenant Board) – If you don't leave after receiving a valid N13, a landlord may apply to Ontario's Landlord and Tenant Board (LTB) for a legal eviction.

See a full explanation of tenant and landlord obligations in Obligations of Landlords and Tenants: Rights and Responsibilities Explained.

What is Form N13 and How Do You Use It?

• Form Name: Notice to End your Tenancy for Extensive Repairs or Renovations (Form N13)
• When Used: Landlords use this form when they want to terminate a tenancy to undertake major repairs requiring vacant possession.
• How It Works: The landlord must serve you this official notice at least 120 days before the termination date, and only if the repairs are so significant that the unit must be empty.
• Download Form N13 from the Landlord and Tenant Board (LTB)

If you receive a Form N13, know that you may have the right to:

• Challenge the notice by applying to the LTB within 30 days if you believe the reason is not genuine or you want more information.
• Return to the unit after renovations at the same rent, if you notify the landlord in writing before moving out.

Right of First Refusal & Compensation

Tenants displaced for major repairs generally have "right of first refusal," meaning you are entitled to move back in once renovations are finished, at the same rent, if you tell the landlord in writing before you move out. In addition, you are usually entitled to compensation:

• Landlords must pay you either one month’s rent or offer another acceptable rental unit.

If you’re unsure of your options or want to rent elsewhere after a notice, Canada's best rental listings platform may help you compare choices.

Your Rights During Ongoing Construction

You do not have to move out during renovations unless served with a valid Form N13 and the work truly requires it. Landlords must minimize disruption and ensure the property stays habitable.

If you are being pressured to leave without the proper notice or feel unsafe in your home during renovations, contact the Landlord and Tenant Board and keep detailed records.

For detailed maintenance and repair guidance, the Routine Repairs in Rental Units: Tenant and Landlord Responsibilities guide is useful.

What to Do If Your Health or Safety Is Affected

Construction work sometimes leads to unsafe conditions (dust, mold, utilities outages, etc.). Your landlord is legally required to address these issues quickly. If you believe your health or safety is at risk, you may:

• File a maintenance request in writing.
• Apply to the LTB using T6: Tenant Application about Maintenance if your landlord does not fix serious issues.
• Contact local municipal by-law or health authorities for urgent issues.

If You Need to Move Out Temporarily

Sometimes moving out, even briefly, can feel overwhelming. Remember you may be entitled to move back in or receive compensation. Document all interactions, keep receipts, and communicate clearly in writing.

FAQs about Renovations and Your Rights

1. Can my landlord make me move out for renovations?
   Only if they serve you a proper N13 notice and the repairs truly require vacant possession. You can challenge the notice at the LTB if you don't agree.
2. What if my landlord doesn't give proper notice before entering my unit?
   This is not allowed under Ontario law. You may file a complaint with the LTB for an illegal entry, and your landlord could face penalties.
3. Can I move back after renovations?
   Yes, if you notify your landlord in writing before moving out, you have the "right of first refusal" at the previous rent.
4. What compensation am I entitled to?
   Generally, it’s one month’s rent or an alternative rental unit, depending on the circumstances.
5. Where can I get more details about my legal rights?
   The Tenant Rights in Ontario page offers a thorough summary for all renters in the province.

Key Takeaways for Tenants

• You cannot be forced out for renovations without an official notice and proper legal process.
• Always ask for written communication and keep records about renovation plans.
• Use the Landlord and Tenant Board’s forms if you need to respond, challenge, or seek compensation.

To summarize, Ontario law carefully balances your rights and your landlord’s responsibilities, protecting you from unfair eviction and unsafe conditions during renovations.

Need Help? Resources for Tenants

• Landlord and Tenant Board (LTB) – Ontario's official tribunal for rental disputes
• Residential Tenancies Act, 2006 (Official Legislation)
• Advocacy Centre for Tenants Ontario (ACTO)
• 211 Ontario – find local housing help centres
• Tenant Rights in Ontario

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1. Residential Tenancies Act, 2006, full legislation here
2. Landlord and Tenant Board forms for tenants and landlords, official source

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