Guide · Leases

Ontario Standard Form of Lease: a landlord's guide

Most Ontario residential leases signed on or after April 30, 2018 must use the government's standard lease, and any clause that takes away a tenant's rights under the Residential Tenancies Act is void.

General information, not legal advice. The Residential Tenancies Act, 2006 (RTA), its regulations and the official sources below are the authority. Check them for your own situation.

Key points

The standard lease is required for most written residential tenancy agreements in Ontario signed on or after April 30, 2018.
If you do not use it, the tenant can demand one in writing. After 21 days, they may withhold up to one month's rent.
No-pet clauses, damage deposits, guest bans and required post-dated cheques are not allowed.
The only deposits you can take are a rent deposit (last month's rent, maximum one month) and a refundable key deposit.
Extra rules go in section 15, "Additional terms". They cannot override the Act.
Give the tenant a signed copy within 21 days after they sign.

When the standard lease is mandatory

Ontario says the standard lease is required for most residential tenancy agreements signed on or after April 30, 2018. That covers most private rentals: houses, condos, apartments and basement units.

It does not apply to:

care homes;
sites in mobile home parks and land lease communities;
most social and supportive housing;
co-operative housing;
certain other special tenancies.

Also, if your tenant shares a kitchen or bathroom with you as the owner, the RTA may not apply at all. In that case the standard lease rules do not apply either.

Leases signed before April 30, 2018 do not need to be redone, even when they renew month to month (section 12.1(3)).

What happens if you don't use it

Your lease is still valid. Section 12.1(11) says a tenancy agreement is not void just because it is not on the standard form. But the tenant gets real leverage:

Demand. Once during the tenancy, the tenant can demand in writing a signed standard lease for the same unit.
21 days. If you have not provided it 21 days after the demand, the tenant may withhold rent payments that come due after that, up to a total of one month's rent.
Getting it back. You can require the tenant to repay the withheld rent only if you provide the standard lease no later than 30 days after the first withheld payment. Miss that and the tenant keeps the money.
Early exit. For a fixed-term or yearly lease, the tenant may end the tenancy with 60 days' notice (ending on the last day of a rental period) if you did not comply, or if you complied and they chose not to sign. They must give that notice within 30 days after you provide the proposed lease (section 47.0.1).

Common mistake: Using a lease template from another province, or a "standard" lease bought online. Only the Ontario government form (Form 2229E) counts. Download it from the official forms site linked below.

Terms that are void or illegal

Section 4 of the RTA makes any lease term that conflicts with the Act void. Ontario's guide to the standard lease gives examples. These clauses will not be enforced, even if the tenant signed them:

Clause	Allowed?	Rule
"No pets"	No	Void under s. 14. Condo rules on pets can still apply.
Damage, security or pet deposit	No	Only a rent deposit is allowed (s. 105).
Must give post-dated cheques or auto-debit	No	Cannot be required (s. 108). The tenant may offer.
No guests, roommates or other occupants	No	Void per Ontario's standard lease guide.
Tenant pays for landlord's repairs	No	Landlord must maintain the unit. Tenant pays only for damage they or guests cause.
All remaining rent due if tenant defaults	No	Acceleration clauses are void (s. 15).
Interest on rent arrears, fees or penalties	No	Not permitted unless the regulations allow it (s. 134).
$20 admin charge for an NSF cheque	Yes	Allowed, plus the bank's actual NSF charge (O. Reg. 516/06, s. 17).
No smoking in the unit	Yes, if agreed	Section 10 of the lease covers smoking rules.
Tenant must carry liability insurance	Yes, if agreed	Section 11 of the lease.

Rent deposit and key deposit rules

Rent deposit (last month's rent). You may require it only on or before entering into the lease. It cannot be more than one month's rent, or one rent period if that is less. You must apply it to the last rent period of the tenancy, not to damage. You must pay interest on it every year at the rent increase guideline rate. When the rent goes up, you can ask the tenant to top it up to the new amount (section 106). If the tenant never gets the unit, you must refund it (section 107).

Key deposit. A refundable deposit for keys, fobs or cards is allowed, but it cannot be more than the expected direct replacement cost. You may also charge the direct cost for extra keys the tenant asks for (O. Reg. 516/06, s. 17).

Common mistake: Asking for "first, last and a damage deposit". The damage deposit is illegal in Ontario, and a tenant can apply to the LTB to get it back.

How to fill in the standard lease

Parties (s. 1): full legal names of every landlord and tenant.
Rental unit (s. 2): address, unit number, parking spaces. If it is a condo, say so. The tenant then agrees to follow the condo rules you give them.
Contact information (s. 3): your address for legal notices. Add email only if you both agree to receive notices that way.
Term (s. 4): start date and whether it is a fixed term, monthly, weekly or daily. When a fixed term ends, the tenant does not have to move out or sign a new lease.
Rent (s. 5): base rent plus parking or other charges = lawful rent. Future increases are based on this total. Set the due date, who gets paid and how.
Services and utilities (s. 6): tick who pays for heat, hydro and water. Be exact, as this is a common source of disputes.
Rent discounts (s. 7), rent deposit (s. 8), key deposit (s. 9).
Smoking (s. 10) and tenant's insurance (s. 11).
Sections 12–14 (changes to the unit, maintenance, subletting) cannot be changed. Put any extra details in section 15.
Additional terms (s. 15): attach plain-language terms, for example about snow removal, laundry or common areas. If typed, use a font of at least 10 points.
Signatures (s. 17): everyone in section 1 signs. Electronic signatures are fine if both sides agree. Give the tenant a signed copy within 21 days.

FAQ

Can a landlord ask for a security deposit in Ontario?

No. The only security deposit allowed is a rent deposit of no more than one month's rent (or one rent period, if less). It must be used for the last month's rent. You may also take a refundable key deposit no greater than the expected replacement cost.

Is my lease void if I did not use the standard form?

No. The Act says a tenancy agreement is not void just because it is not on the standard form. But the tenant can demand one in writing, may withhold up to one month's rent if you do not provide it within 21 days, and may be able to end a fixed-term lease early with 60 days' notice.

Can I ban pets in my Ontario lease?

No. A no-pet clause is void under section 14 of the Residential Tenancies Act. In a condo, the condo's own rules may still restrict certain pets, and the tenant must follow them.

Can I require post-dated cheques or automatic payments?

No. Section 108 says neither the landlord nor the lease can require post-dated cheques or automatic debits for rent. A tenant can choose to offer them.

Do I need the standard lease for a basement unit in my house?

Usually yes, if the unit is covered by the Residential Tenancies Act. If the tenant shares a kitchen or bathroom with you, the owner, the Act may not apply at all. Check with the LTB if you are unsure.

Related tools and guides

Official sources

Last checked: 2026-11-01.