It feels counterintuitive: you own the property, but you can't just walk in whenever you want. Ontario's Residential Tenancies Act gives tenants a right to "quiet enjoyment" of their home — and that means your right of entry comes with real restrictions. Getting this wrong can expose you to complaints, LTB applications, and damaged tenant relationships.
Here's what the law actually says, and how to handle it practically.
The Basic Rule: 24 Hours Written Notice
For most entry situations, you must give your tenant at least 24 hours written notice before entering. That notice must include:
- The reason for entry
- The date you plan to enter
- The time — which must be between 8:00 a.m. and 8:00 p.m.
This applies to routine inspections, repairs you've scheduled, showings to prospective tenants, and most other common situations.
A text message counts as written notice. An email counts. Sliding a note under the door counts. What doesn't count: a quick verbal mention in the hallway, or just showing up.
Situations Where You Can Enter Without Notice
There are a few exceptions where the 24-hour rule doesn't apply:
Emergency entry. If there's a fire, flood, gas leak, or another urgent situation that threatens the property or the tenant's safety, you can enter immediately. This is the clearest exception, and courts interpret "emergency" narrowly — a dripping tap doesn't qualify.
Tenant consent at the time of entry. If the tenant lets you in right then and there, no notice is required. This is common for quick maintenance fixes — a tenant calls to say the faucet is dripping, you come by that afternoon, they open the door. That's fine.
Showing the unit when a valid notice to terminate has been served. Once a tenant has given notice to leave (or you've served a valid termination notice that's been accepted), you can show the unit to prospective tenants between 8 a.m. and 8 p.m. without advance notice — though it's still courteous to give a heads-up.
What Counts as a Valid Reason for Entry?
The RTA lists acceptable reasons:
- To carry out repairs or maintenance
- To inspect the unit for damage or needed repairs (but not more than once every 12 months without cause)
- To show the unit to prospective tenants or buyers
- To comply with a municipal inspection order
"I just want to check on things" is not a valid reason. Neither is checking whether your tenant is following the lease — unless there's specific evidence of damage or a lease violation you're investigating. The inspection-for-its-own-sake is limited to once per year.
What Happens If a Tenant Refuses Entry?
If you've given proper notice and the tenant refuses to let you in, you're not powerless — but you can't force your way in.
Your options:
- Reschedule. If the tenant asks for a different time, try to accommodate it. This is the easiest path.
- Serve an N5. An N5 Notice to End a Tenancy can be used if the tenant is substantially interfering with your lawful right of entry. They then have 7 days to correct the behaviour. If they do, the notice is void. If they don't, you can file an L2 application with the LTB.
This situation is rare — most tenants don't block entry when the landlord has followed the rules. But it does happen, and the N5 is your tool when it does.
Changing Locks
You cannot change the locks on a rental unit without giving the tenant a copy of the new key at the same time. This applies even if the tenant has changed the locks themselves without your permission.
Similarly, a tenant cannot change the locks without your consent — but if they do, they must give you a copy of the key.
Lock-outs are illegal. If you lock a tenant out, they can contact the LTB for an urgent order to be readmitted — and you'll face a hearing.
Practical Tips for Entry
Keep records. Screenshot your texts. Save your emails. If you slip a note under the door, take a photo of it. If a dispute ever lands at the LTB, documentation of your notices is essential.
Don't overstay. Enter for the purpose you stated, do what you came to do, and leave. Wandering through rooms unrelated to the repair or inspection crosses from lawful entry into an invasion of privacy.
Communicate like a person. A quick "I'll be coming by Tuesday between 10 and noon to fix the bathroom fan — let me know if that's a problem" goes a long way. Most tenant-landlord tension around entry isn't really about the law — it's about feeling respected. Tenants who feel that way rarely complain.
Build entry into your lease. While the RTA sets the minimum standard, you can include a clause reminding tenants of the 24-hour notice requirement (and that you'll follow it). It sets expectations clearly on both sides.
When Entry Issues Escalate
Sometimes a landlord repeatedly enters without notice, or a tenant believes they're being harassed through excessive entry requests. Both situations can end up at the LTB.
If you're managing multiple properties, it can be easy to lose track of what notices you've sent and when — this is one area where systematic record-keeping really matters. At Prospera Properties, we manage all entry coordination and documentation centrally, so nothing slips through the cracks and every visit is properly logged.
The rules around entry aren't complicated, but they do require consistency. Follow them, document them, and most of the time, you'll never think about them again.