Ontario Tenant Rights: What Your Landlord Is Legally Required to Fix

Section 20(1) of the Residential Tenancies Act, 2006 (RTA) states that a landlord is responsible for providing and maintaining a residential complex, including the rental units in it, in a good state of repair and fit for habitation and for complying with health, safety, housing, and maintenance standards.

This obligation exists regardless of whether it is written into your lease. The RTA is a minimum standard — lease clauses that purport to give the landlord less responsibility are void.

Section 20(2) extends this to properties a landlord knew were in disrepair at the time the tenancy agreement was entered into. You cannot waive your right to a habitable unit.

The landlord's maintenance obligation covers a wide range of issues:

Structural and building systems: Roof, walls, floors, windows, doors, foundation, plumbing, electrical systems, and heating systems must all be maintained in good repair.

Heat: Under Ontario Regulation 516/06, the minimum indoor temperature from September 1 to June 15 must be at least 20°C (68°F). Failure to provide adequate heat is an emergency violation.

Water: Both hot and cold running water must be continuously provided. The landlord cannot shut off water without at least 24 hours written notice except in emergencies.

Pest control: Landlords are responsible for pest extermination under both the RTA and municipal property standards bylaws. This includes cockroaches, mice, rats, and bedbugs.

Mold and moisture: Mold is a maintenance and habitability issue covered by Section 20. The presence of visible mold, particularly from a water leak or moisture issue that the landlord has failed to address, is a violation.

Section 21 of the RTA deals specifically with vital services — defined as heat, electricity, gas, hot and cold water, and fuel. A landlord cannot withhold or reduce vital services intentionally, even for non-payment of rent.

If a landlord deliberately cuts vital services, you can apply immediately to the LTB for an emergency order (Form T2 — Tenant Rights) to have them restored. This is one of the few situations where the LTB can act on an urgent basis.

Before filing with the Landlord and Tenant Board, you are expected to have given your landlord written notice of the issue and a reasonable time to repair it. This is why your demand letter is so important — it establishes that you gave proper notice.

Once the deadline has passed without repair, you can file Form T6 (Tenant Application about Maintenance) with the LTB. The current filing fee is approximately $53. Hearings are typically scheduled several weeks to a few months out.

In addition to ordering the landlord to make the repair, the LTB can award a rent abatement — a reduction of past or future rent reflecting the diminished value of the rental unit during the period the issue went unaddressed. Abatements of 10–25% of monthly rent are common for significant issues.

In addition to the LTB, most Ontario municipalities have Property Standards bylaws that overlap with the RTA. Filing a complaint with your municipality's Property Standards department triggers a bylaw officer inspection. If violations are found, the officer can issue a work order requiring the landlord to make repairs within a specified timeframe — and fines for non-compliance.

This can be a faster path to getting repairs done than the LTB process, especially for visible issues like broken locks, pest infestations, or mold. Filing with both the municipality and the LTB simultaneously is a legitimate strategy.