Ontario Lease Agreement: How to Write One That Holds Up (2026)

A poorly written lease agreement doesn't protect you — it exposes you. In Ontario, landlords face a specific problem: the government mandates a Standard Lease form for most residential tenancies, but the additional terms section gives just enough rope to hang yourself. Clauses that sound reasonable — mandatory professional carpet cleaning, automatic lease termination at year-end, entry without notice — are legally void under the Residential Tenancies Act, 2006 (RTA). You can write them in, tenants can sign them, and you still can't enforce them.

This guide walks through every section of Ontario's Standard Lease, flags the mistakes that end up at the Landlord and Tenant Board, and tells you exactly what you can and can't include. If you're starting a new tenancy in London, St. Thomas, Strathroy, or anywhere in Ontario, this is what you need to know before you hand over the keys.

Who Is Required to Use the Ontario Standard Lease?

The Standard Lease became mandatory for most new private residential tenancies in Ontario on April 30, 2018. It applies to:

• Single-family homes
• Condos and apartments
• Basement units
• Semi-detached and townhomes
• Private rooming houses

It does not apply to social housing, care homes, most student residences operated by educational institutions, sites in mobile home parks, or co-operative housing.

The penalty for ignoring this: If you fail to use the Standard Lease when required, your tenant can send you a written request for it. If you don't provide it within 21 days, they can legally withhold one month's rent. Once you finally provide the lease, they must pay that withheld amount — but the hassle, and the relationship damage, is entirely avoidable.

Where to Get the Most Current Version

Always download the Standard Lease directly from the Ontario government's Standard Lease page. The form is a fillable PDF and gets updated periodically — using an outdated version creates problems. You can also obtain a copy through the Landlord and Tenant Board.

For a plain-language breakdown of recent changes to the form, see our Ontario Standard Lease 2026 guide.

Section-by-Section: How to Fill Out the Ontario Standard Lease

Section 1: Parties and Rental Unit — List Every Adult Tenant

Every adult who will live in the unit must be listed as a tenant. This is not optional or administrative — it determines who is legally liable for rent and who holds tenancy rights. If someone moves in later and isn't on the lease, collecting from them or naming them in LTB proceedings becomes significantly harder.

The rental unit address must be specific. If a parking spot, storage locker, or garage is included, identify it by number or description here. Disputes over "what was included" are common and entirely preventable.

Section 2: Landlord Contact Information

Include your full legal name (or incorporated business name), mailing address, and phone number. If you use a property management company, list their contact information as well — tenants need to know who to call for repairs and emergencies. Failure to provide accessible contact information can support a tenant's claim that you weren't responsive to maintenance requests.

Section 3: Tenancy Start Date and Term Type

Specify whether this is a fixed-term tenancy (e.g., one year ending on a specific date) or a month-to-month tenancy. Most landlords in Ontario start with a 12-month fixed term.

Here is the critical point that surprises many landlords: when a fixed-term lease ends, the tenancy does not end. It automatically converts to a month-to-month tenancy under the same terms. The tenant does not have to leave. You cannot require them to sign a new lease or raise the rent above the annual guideline as a condition of staying.

For more on how renewals work and what your options are, see our lease renewal guide for Ontario landlords.

Section 4: Rent — Be Precise, Because Disputes Start Here

State the total monthly rent, the due date (typically the 1st of the month), and what's included. Vague language like "heat included sometimes" or "utilities negotiable" will not serve you at a hearing.

Key rules to know:

• No late fees. Ontario law does not permit landlords to charge penalties for late rent. Any clause to that effect is void. The legal remedy for non-payment is the N4 notice process.
• Rent can only increase once per year after a tenancy is 12 months old, and only by the provincial guideline amount (or above-guideline if approved by the LTB). For 2025, the guideline was 2.5%. Review the current rent increase rules in Ontario before finalizing any rent amount.
• Last month's rent deposit can be collected at the start of a tenancy — but it is not a security deposit and cannot be used for damage. It can only be applied to the last month of the tenancy. For a full breakdown, see security deposits in Ontario.

Section 5: Services and Utilities — Check Every Box Deliberately

This section determines who pays for heat, electricity, water, internet, parking, and air conditioning. Every item you check off is included in the rent. Every item you leave unchecked is the tenant's responsibility.

This is where ambiguity costs money. If you check "heat included" but have a separate gas meter for the unit, you've just committed to paying the tenant's gas bill. Go through this section with your actual utility setup in mind, not as a formality.

For a detailed guide on how to structure utility arrangements, see our post on utilities in Ontario rentals.

Section 6: Rent Discounts — Document Them Properly

If you're offering a rent concession — for example, the first month free, or $100 off for the first six months — document it in this section. This matters more than most landlords realize.

By recording the discount separately from the base rent, you establish the actual market rent for the unit. That number becomes important if you ever apply for an above-guideline rent increase or need to demonstrate market rent in a hearing.

Section 7: Additional Terms — Where Most Landlords Get Into Trouble

This is the section that generates the most LTB disputes, the most wasted legal fees, and the most frustrated landlords. You can add additional terms — but they are only enforceable if they comply with the Residential Tenancies Act. If a term contradicts the RTA, it is automatically void. The tenant doesn't have to follow it. You cannot enforce it. It doesn't matter that they signed it.

Additional terms that are generally enforceable:

• No smoking inside the unit, on balconies, patios, or in common areas — including cigarettes, cigars, cannabis, and vaping products
• Tenant is responsible for lawn maintenance and/or snow removal (specify clearly — front walk, driveway, full lot)
• Tenant must notify the landlord at least 7 days before an extended absence (define "extended" — e.g., more than 7 consecutive days)
• Specific parking rules (assigned spot only, no vehicle storage, no repairs in the driveway)
• Tenant must report maintenance issues in writing within a specified timeframe

Additional terms that are void and unenforceable:

• Landlord may enter without 24-hour written notice
• Tenant must pay for professional carpet cleaning at move-out (you can require they leave the unit clean — you cannot require a specific paid service regardless of condition)
• The lease ends automatically at the fixed-term expiry and the tenant must vacate
• Rent can be increased more than once per year
• Tenant waives any rights under the RTA
• Tenant forfeits their last month's rent deposit if they cause damage

If you're uncertain whether a specific clause is enforceable, get legal advice before asking a tenant to sign. A void clause doesn't just fail — it can signal to a tenant (and to the LTB) that you're not operating within the rules.

Smoking Clauses: What You Can Actually Prohibit

You can legally prohibit smoking inside the unit and in all common areas. This is one of the cleaner enforceable additional terms under Ontario law. Be specific about what's covered: cigarettes, cigars, cannabis smoke, and vaping. If you want balconies included, name them explicitly.

What you cannot do is evict a tenant solely because they smoke outside in a permitted area, or retroactively apply a no-smoking clause to an existing tenancy where smoking wasn't previously restricted.

Pet Clauses: Widely Misunderstood, Frequently Misapplied

Under the RTA, a landlord cannot refuse to rent to someone because they have a pet, and a blanket no-pets clause in a lease is not enforceable. If a tenant moves in with a dog and you have a "no pets" clause, you cannot evict them for that alone.

What you can do:

• Require the tenant to notify you of pets (reasonable and enforceable)
• Pursue remedies through the LTB if a pet causes property damage or unreasonable disturbance to neighbours — using an N5 notice
• Enforce a condominium corporation's no-pet rule, which flows through to tenants and does supersede the RTA on this point

For a full breakdown of how pet policies work in Ontario, including condo-specific rules, see our guide on pet policies in Ontario rentals.

After Signing: Your Legal Obligations Don't End at the Signature

Once the lease is signed, you have three immediate obligations:

1. Provide a signed copy to the tenant within 21 days. If you fail to do this after a written request, they can withhold one month's rent.
2. Provide the "Information for New Tenants" document — a government-issued brochure explaining tenant rights under the RTA. This is legally required at lease signing. Download it from the Ontario government website.
3. Document the condition of the unit before move-in. Use a written checklist and take time-stamped photos of every room, appliance, wall, and floor. This single step will protect you more than any lease clause if a tenant later disputes whether damage was pre-existing.

Many landlords skip the condition report, and many of them deeply regret it. A tenant who claims the carpet was already stained, the door frame was already scratched, and the bathroom tile was already cracked is very difficult to counter without documentation. See our complete move-in and move-out inspection guide for a room-by-room checklist.

It's also worth understanding what you can and cannot deduct from a tenant's last month's rent deposit when the tenancy ends — see what a landlord can deduct from last month's rent in Ontario.

Frequently Asked Questions

Q: Is the Ontario Standard Lease mandatory for all residential rentals? A: It applies to most private residential tenancies started on or after April 30, 2018, including houses, condos, apartments, and basement units. It does not apply to social housing, care homes, most institutional student housing, or mobile home park sites. If you're required to use it and don't provide it within 21 days of a written tenant request, the tenant can legally withhold one month's rent until you comply.

Q: Can I use my own custom lease instead of the Standard Lease in Ontario? A: No — for tenancies where the Standard Lease is required, you must use the government form. You can add additional terms in Section 7, but they must comply with the RTA. A fully custom lease, even if signed by both parties, does not replace the Standard Lease requirement, and the tenant could demand the proper form at any time.

Q: What happens when a fixed-term lease expires in Ontario? A: The tenancy automatically converts to a month-to-month tenancy on the same terms. The tenant does not have to leave, sign a new lease, or agree to any changes. You cannot force a fixed-term renewal or use lease expiry as grounds to require the unit back — the only RTA-compliant ways to end a tenancy are through specific notice forms or mutual agreement.

Q: Can a landlord charge a late fee for overdue rent in Ontario? A: No. Ontario law prohibits landlords from charging penalties or fees for late rent — any such clause in a lease is void. The legal remedy for non-payment is to serve an N4 notice (Notice to End a Tenancy Early for Non-payment of Rent) once rent is one day overdue, then file with the LTB if the tenant doesn't pay or vacate.

Q: Can a landlord include a clause requiring professional carpet cleaning at move-out? A: No — this is one of the most commonly included void clauses. You can require that the tenant leave the unit in a clean condition (normal wear and tear excepted), but you cannot require them to hire a specific professional service regardless of the carpet's actual condition. If a tenant causes damage beyond normal wear and tear, your remedy is the LTB, not a pre-signed cleaning clause.

Q: Do I need to give the tenant anything besides the signed lease? A: Yes. You are legally required to provide: (1) a signed copy of the lease within 21 days of signing, and (2) the province's "Information for New Tenants" document at the time of signing. You should also provide a move-in condition report, keys receipt, and any building rules or condo corporation rules that apply to the tenant.

Getting Your Lease Right From Day One

Filling out Ontario's Standard Lease looks simple on the surface. In practice, the decisions you make in Sections 4, 5, and 7 — rent inclusions, utility responsibilities, and additional terms — create either a solid foundation or a dispute waiting to happen.

At Prospera Properties, we handle lease preparation for every managed unit in London, St. Thomas, and Strathroy. Every lease is accurate, legally sound, and documented properly before a tenant ever signs. If you're managing your own property and want a review before you proceed, a quick consultation is worth far more than the cost of fixing a problem at the LTB.