Landlord repair duties in Ontario: what you must fix and how to respond
In Ontario, the landlord must keep the unit and the building in a good state of repair and meet health, safety and maintenance standards. This guide explains what that covers, how to handle repair requests, and what the Landlord and Tenant Board (LTB) looks at when a repair is disputed.
General information, not legal advice. The Residential Tenancies Act, 2006 (the RTA) and the LTB are the authority. If your situation is unusual, talk to a lawyer or licensed paralegal.
Key points
- The landlord must keep the unit and the residential complex in a good state of repair and fit for habitation.
- The landlord must comply with health, safety, housing and maintenance standards, such as heat, water, electricity, pest control and structural safety.
- A lease clause that puts repairs on the tenant does not cancel these duties.
- Tenants are responsible for damage they or their guests cause. Normal wear and tear is the landlord's responsibility.
- A tenant should not stop paying rent to force a repair. Use the LTB process instead.
- Written requests, photos and dated records are the strongest evidence for both sides.
What the landlord must do
| Area | Typical duty |
|---|---|
| Heat, hot and cold water, electricity | Keep working and at a safe level. Heat is expected at the standard set by the municipal property standards bylaw. |
| Structure and building | Roof, walls, windows, floors, stairs and balconies in good repair and safe to use. |
| Plumbing, drains and appliances the landlord supplies | Working and in good repair. Fix leaks and blockages within a reasonable time. |
| Pests | Infestations such as bedbugs and mice are usually the landlord's responsibility to treat, especially in a multi-unit building. |
| Mould and moisture | Find and fix the cause, not only the surface damage. |
| Locks and entry doors | Keep them secure and working. |
| Common areas | Hallways, laundry rooms, parking and outdoor areas that the tenant is entitled to use. |
Emergencies such as no heat in winter, no water, a gas smell, or a structural hazard need immediate action. Call the landlord and, if the landlord does not respond, call the fire department or the municipal property standards office.
What the tenant should do
- Report it in writing (email or text is good). Describe the problem, give the date and time you noticed it, and say when you can allow access.
- Take dated photos or video of the problem, including any damage to your belongings.
- Allow access at a reasonable time after proper written notice. Refusing access without good reason can hurt your case.
- Keep paying rent on time. Keep a copy of every payment.
- Keep the unit clean and avoid causing damage. Tell the landlord promptly about any damage you did not cause.
What the landlord should do when a request comes in
- Acknowledge the request in writing and say when you will look.
- Arrange a time to inspect. Give proper written notice before entering (see our entry notice guide).
- Fix the problem within a reasonable time, depending on how serious it is. Emergencies must be handled at once.
- If you cannot fix it straight away, tell the tenant why, what you are doing, and when it will be done.
- Keep receipts, invoices and a repair log.
A simple repair log helps you answer questions later. You can use our repair log tool.
When a repair is not made
If the landlord does not fix a serious problem, the tenant can file an application with the LTB, usually an T2 application for a tenant rights claim. The LTB can order repairs, reduce rent (called an abatement) for the period the problem lasted, and order compensation. A landlord who fails to repair can face orders and penalties.
Landlords should not respond to a repair application by raising rent or threatening the tenant. The LTB looks at retaliation seriously.
Withholding rent and self-help
A tenant who stops paying rent to force a repair can receive an N4 notice for non-payment and may be evicted. Tenants should use the LTB instead of withholding rent.
A landlord must not cut off utilities, change locks or remove the tenant's belongings to pressure them. Those actions can lead to LTB orders and fines.
Evidence that helps
- The written request, with the date it was sent and how
- Photos or video with dates
- Replies, texts and emails
- Any inspection report or invoice from a contractor
- Notes of phone calls: who, when and what was said
- For a claim against the landlord: receipts for hotel stays, food or damaged belongings
Frequently asked questions
Is a landlord in Ontario required to make repairs?
Yes. The landlord must keep the unit and the complex in good repair and meet health, safety and maintenance standards, even if the lease says otherwise.
Can a tenant withhold rent until a repair is made?
No. This can lead to an N4 eviction notice. Apply to the LTB instead.
Can a tenant repair something and take the cost off the rent?
Generally no, unless the landlord has agreed in writing. Keep receipts and ask the LTB before you deduct anything.
Do I have to fix damage the tenant caused?
No. The tenant pays for damage they or their guests cause. The landlord can claim it through the LTB if the tenant does not pay.
Related guides
Sources
Last checked: 2026-11-02. The T2 form and fees should be checked on the LTB site before filing.