You found a place you like. Now what?
Most people have no idea what actually happens between "I want to apply for this apartment" and "here are your keys." The process is different from what you may have done before — or what you've seen in other countries. Landlords ask for documents. There's a credit check. You read a legal agreement. You hand over thousands of dollars before you move in.
If it's your first time renting in Ontario, none of that feels natural yet. This guide walks through each step in plain language so you know exactly what to expect, what to prepare, and what to watch out for.
It's written for London, Ontario specifically — but the process is the same across the province.
Step 1: Know What Landlords Look For
Before you start applying, understand what landlords are evaluating. They want to know three things:
Can you afford it? Most landlords want your monthly income to be at least three times the rent. So if a unit is $1,600/month, they're looking for income around $4,800/month. Income can come from employment, student loans, scholarships, or financial support from family — but you'll need to show proof.
Will you pay on time? This is where your credit comes in. Landlords in Ontario almost always run a credit check. A score above 650 is generally considered acceptable. If your score is lower — or you don't have Canadian credit history yet — you can often work around it with a larger deposit, a co-signer, or a letter from an employer or school.
Are you a reliable tenant? Landlords check references. A previous landlord who can confirm you paid on time and took care of the property carries a lot of weight. If you're renting for the first time and have no previous landlord, an employer reference or a personal reference from someone who can vouch for your character helps.
Step 2: Get Your Documents Ready Before You Apply
In a competitive rental market — and London Ontario gets competitive fast in August and September, when thousands of students are all searching at the same time — landlords move quickly. If you need three days to pull your documents together, someone else may get the unit.
Have these ready before you start applying:
Proof of income
- Pay stubs (the last two or three)
- An employment letter that states your position, start date, and salary
- If you're a student: an acceptance or enrollment letter from Fanshawe College or Western University, plus proof of student loans, scholarships, or family support
Photo ID
- Government-issued photo ID. A passport works well if you don't have a driver's licence.
Credit report
- Many landlords will pull this themselves, but some ask you to provide one. You can get a free report through Equifax or TransUnion's online portals.
References
- A previous landlord's name and contact information (if you've rented before)
- An employer or professional reference if you haven't
Bank statement (optional but helpful)
- Shows that you have money in your account, especially useful if you don't have a strong credit history yet.
Step 3: Where to Search in London, Ontario
Most rentals in London are listed through a handful of platforms:
- Kijiji — still the most active listing site in London. Check it daily during peak season.
- Rentals.ca — cleaner interface, more property management companies post here.
- Facebook Marketplace — lots of private landlords, especially for basement apartments and older homes.
- Zumper and PadMapper — aggregate listings from multiple sources. Good for seeing the full picture.
- Property management company websites — if you want a more professional rental experience, companies like Prospera post directly on their sites.
A note on scams: If a landlord asks you to send money before you've seen the unit in person, walk away. If the rent seems too good to be true for the area, it probably is. Legitimate landlords will show you the unit before asking for anything.
Step 4: Viewing a Rental — What to Actually Check
Viewings are not just about deciding if you like the place. They're your chance to catch problems before you're legally responsible for the unit.
Check the basics:
- Do all the lights, outlets, and fixtures work?
- Do the taps run hot? Does the water pressure seem normal?
- Are there any signs of water damage on ceilings or walls? (Look for brown stains or soft spots.)
- Do all the windows open and close? Do they lock?
- Is there ventilation in the bathroom?
Check the building (if applicable):
- Does the common area smell like mould or moisture?
- Is the laundry in-suite, shared, or coin-operated?
- Is there secure entry?
- Is there a parking spot included, and where is it?
Ask the landlord directly:
- What utilities are included in the rent?
- What's the heat source? (Electric baseboard heat can be significantly more expensive than gas.)
- When was the unit last renovated?
- How long did the previous tenant live here, and why did they leave?
- What's the process for maintenance requests?
You are allowed to take notes and photos during a viewing. If you later find a problem that was clearly there when you viewed the unit, you have better grounds to raise it.
Step 5: Filling Out a Rental Application
Most landlords use a standard rental application form. In Ontario, there's no single required form — landlords make their own. You'll usually be asked for:
- Your full name, current address, and contact information
- Employment information (employer name, contact, and your income)
- Two or three references with contact details
- Permission to run a credit check
- Information about pets, if you have any
Fill it out completely. Incomplete applications get set aside. If something doesn't apply to you, write "N/A" so the landlord knows you didn't skip it by accident.
Be honest. Landlords verify the information. Misrepresenting your income or references is a fast way to get rejected — or worse, to face problems after you've moved in.
In Ontario, a landlord cannot legally ask you about your race, religion, place of origin, marital status, family status, sexual orientation, or whether you receive public assistance. If you're asked about any of these things on an application, you do not have to answer.
Step 6: Understanding Your Lease Before You Sign
In Ontario, most residential leases must use the Ontario Standard Lease — a government-approved form introduced in 2018. Any landlord renting a private unit must use it (with some exceptions for social housing and certain commercial rentals).
Read the whole thing before you sign. It's long, but the key sections are:
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Rent and payment The lease must state the exact monthly rent. It will also state the rent due date (usually the first of the month) and acceptable payment methods.
Term Most leases start as fixed-term — typically one year. After that, they automatically become month-to-month unless you sign a new fixed term. You are never legally required to sign a second fixed-term lease.
Utilities The lease must specify which utilities you pay and which the landlord covers.
Additional terms Landlords can add extra rules in Schedule A — things like rules about smoking, noise, or parking. Review these carefully. Some additional terms are not legally enforceable even if they're written in; Ontario's Residential Tenancies Act (RTA) overrides any lease term that conflicts with it.
If something in the lease seems wrong, ask. A landlord who is unwilling to explain or discuss a term before you sign is a warning sign.
Step 7: First and Last Month's Rent
In Ontario, a landlord can only legally collect two things before you move in:
- First month's rent
- Last month's rent deposit
That's it. They cannot ask for a damage deposit. They cannot ask for multiple months upfront. If a landlord asks for three months' rent before move-in, that's illegal under the RTA.
The last month's rent deposit is held until you move out — it covers your final month of rent, not damage. The landlord must pay you interest on it annually (the rate follows Ontario's rent increase guideline each year).
Your Rights as a Tenant in Ontario
Once you've signed a lease, you have strong legal protections. These are a few of the most important ones to know:
Rent increases are capped. If your unit was first occupied before November 15, 2018, your landlord can only raise your rent once per year, and only by the government's published guideline (typically 2–3%). Units built after that date are exempt from the guideline, but your landlord still must give 90 days written notice before any increase.
Your landlord cannot enter without notice. Except in genuine emergencies, landlords must give 24 hours written notice before entering your unit, and can only enter between 8am and 8pm.
You cannot be evicted without reason. Your landlord must have a legal reason to end your tenancy — non-payment of rent, causing serious damage, or the landlord personally moving in are examples. They cannot evict you simply because they want to.
Maintenance is the landlord's responsibility. The landlord must keep your unit in a good state of repair. If something breaks that affects your ability to live safely and comfortably — heat in winter, a broken lock, a plumbing leak — you report it in writing and the landlord must address it.
The Landlord Tenant Board handles disputes. If you and your landlord have a serious disagreement that you can't resolve directly, the LTB is Ontario's official tribunal for rental disputes. There are filing fees, but many processes can be started online.
Common Mistakes First-Time Renters Make
Signing without reading the lease. You're committing to a legal contract. Read it, or at minimum read the key sections on rent, utilities, and additional terms.
Not doing a move-in inspection. Before you bring your first box in, do a walkthrough with your landlord and document any existing damage — dents, scratches, stains — in writing. Both parties should sign off on it. This protects you from being charged for damage that was already there.
Paying cash without a receipt. If you pay rent in cash, get a signed, dated receipt every time. In Ontario, a landlord is legally required to give you a receipt for cash payments if you ask.
Ignoring small maintenance issues. Report problems early, in writing (email works). A small leak ignored for six months becomes your problem to explain when you move out.
Not getting tenant insurance. Your landlord's insurance covers the building. It does not cover your belongings. Tenant insurance in Ontario typically costs $15–$30/month and covers theft, fire damage to your possessions, and liability if someone is injured in your unit. Most landlords in London will ask for proof of it.
FAQ
Can a landlord reject my application because I have a pet? Yes, they can decline to rent to you. However, if they accept you and you later get a pet, Ontario's RTA makes most no-pet clauses in leases unenforceable — your landlord generally cannot evict you solely for having a pet, unless the building has a legitimate legal basis (like a condo corporation rule).
Do I need Canadian credit to rent in London, Ontario? Not necessarily. If you're a newcomer or international student without Canadian credit, you can often substitute with a larger deposit (up to last month's rent), proof of income or financial support, a co-signer, or a letter from your school or employer. Many landlords in London rent to students and newcomers regularly and understand this situation.
Can I break my lease early? You can, but it requires the landlord's agreement or a legal process. Options include: finding a replacement tenant the landlord approves (assignment), subletting for a fixed period, or giving proper notice under specific RTA circumstances (such as accepting a long-term care placement). Breaking a lease without agreement can cost you the remaining months' rent.
What happens if my landlord doesn't fix something? Report it in writing first (email with a timestamp is best). If the landlord does not respond in a reasonable time, you can file a T6 application with the Ontario Landlord Tenant Board. For urgent repairs affecting your health or safety, you can also contact the City of London's Property Standards division.
How much does it cost to move into a new rental in London? Budget for first month's rent plus last month's deposit — so for a $1,600/month unit, that's $3,200 upfront. Add moving costs, connection fees for utilities you're taking over, and tenant insurance. Building a one to two month emergency fund before signing is a smart move.
Ready to Start Looking?
If you're searching for a rental in London, Ontario right now, we post available units directly on our website. Every property we manage is maintained, clearly listed, and handled professionally — no guessing games about what's included or who to contact when something breaks.
You can also join our rental alerts list to hear about new vacancies before they're widely posted. London's rental market moves fast in August and September. Getting notified early makes a real difference.
If you have a question about a specific unit or want to schedule a viewing, reach out directly. We respond to every inquiry.