Ontario Lease Agreement Template

Ontario's Standard Form of Lease

Ontario requires landlords of most residential units to use the government's Standard Form of Lease (Form 2229E). If a landlord uses a different form or an old pre-2018 lease, the tenant can demand the standard form in writing — and if it isn't provided within 21 days, the tenant may withhold one month's rent.

The standard form covers the basics: parties, address, rent, term, and deposits. But real tenancies need more — which is why landlords attach additional clauses covering everything the standard form leaves out.

What the RTA requires in every lease

Beyond the standard form, Ontario law sets hard rules no lease can override:

• Rent deposits are limited to one month's rent, applied to the last month — no extra security or damage deposits.
• Rent increases follow the annual provincial guideline (with 90 days' written notice on Form N1); above-guideline increases need Board approval.
• A lease cannot waive tenant rights — any clause that does is void, even if signed.
• Fixed-term leases automatically convert to month-to-month at the same terms when the term ends; the tenant does not have to sign a new lease or move out.
• Landlords must maintain the unit in a good state of repair, regardless of what the lease says.

Clauses worth adding to the standard lease

The standard form is a skeleton. Experienced Ontario landlords add schedules covering:

• Property type and what's included — parking, storage, appliances, laundry.
• Pet policy, smoking and cannabis rules, and guest/occupant limits.
• Maintenance responsibilities: who handles lawn care, snow removal, and minor repairs.
• Utility and service splits — hydro, water, gas, internet — with exact responsibilities.
• Notice and communication preferences, and how entry notice will be delivered.
• Condo-specific rules, where the unit is in a condominium.

Fixed-term vs. month-to-month

Ontario leases are commonly one year fixed-term, converting automatically to month-to-month afterwards. During the fixed term, the tenant generally cannot be evicted without cause and cannot end the tenancy early without consequences; once month-to-month, either side follows the RTA's notice rules (usually 60 days for tenants, with specific forms and grounds for landlords).

Choose the term deliberately: fixed terms give landlords stability for the first year, while month-to-month from the start suits short stays and room rentals.

Mistakes Ontario landlords make

The costliest mistake is using an illegal clause and assuming the signature makes it enforceable — it doesn't; void clauses can also poison a landlord's credibility at the Board. Close behind: collecting deposits beyond last month's rent, raising rent without the N1 form, and never documenting the unit's condition at move-in. Photos and a signed move-in checklist cost nothing and win disputes.

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Frequently asked questions