Most London landlords know the Residential Tenancies Act sets the rules between landlords and tenants. Fewer know there is a second layer of rules sitting on top of it.
The City of London has its own Property Standards By-law. It applies to every rental property in the city. It is enforced by municipal Property Standards Officers — not the Landlord and Tenant Board. And it can generate fines, Orders to Comply, and licence complications entirely separate from anything that happens at the LTB.
This guide explains what the by-law requires, how enforcement works, and what to do if your property ends up in the crosshairs.
What Is the City of London Property Standards By-law?
The City of London Property Standards By-law (By-law No. P.S.-1) is a municipal law that sets minimum maintenance and physical condition standards for all buildings in the city — residential and commercial, rental and owner-occupied.
For rental properties, it establishes a second floor of obligations that sit above the provincial RTA. The RTA requires landlords to keep properties in a good state of repair. The Property Standards By-law adds specific technical requirements and gives the city its own independent enforcement power.
This matters because the two regimes operate in parallel:
- A tenant can file a T6 maintenance application at the LTB and file a complaint with the city's Property Standards department at the same time.
- The LTB deals with the landlord-tenant relationship (rent abatement, repairs, remedies).
- Property Standards deals with the physical condition of the building (inspections, orders, fines).
You can resolve an LTB proceeding and still face an outstanding Order to Comply from the city. You can comply with an Order to Comply and still face LTB consequences. The two processes run on different tracks.
Who Enforces the By-law?
City of London Property Standards Officers enforce the by-law. They are city employees with the authority to:
- Enter rental properties to conduct inspections (with 24 hours' notice, except in emergencies)
- Issue Orders to Comply requiring specific repairs or improvements by a set deadline
- Levy Municipal Infraction Notices (fines) against non-compliant landlords
- Refer matters to the city's Committee of Adjustment or City Council for further action
- Recommend that properties be vacated in serious cases
Property Standards Officers are not LTB adjudicators. They do not rule on rent disputes, eviction applications, or landlord-tenant rights. Their focus is the physical condition of the building.
What the By-law Requires
The Property Standards By-law covers a wide range of conditions. Here are the main categories landlords need to know.
Structural Integrity
- Foundations, floors, walls, ceilings, and roofs must be structurally sound and free from deterioration
- Stairs, landings, balconies, and handrails must be secure and in good repair
- Doors and windows must close, lock, and seal properly
Heating
- You must provide heating capable of maintaining interior temperatures of at least 20°C throughout the rental unit
- This obligation runs from September 1 through June 15 — London's defined heating season
- Heating equipment must be properly maintained and serviced
This is one of the most commonly cited standards. Tenants who are without adequate heat in winter have two options: file with the city (Property Standards complaint) and file a T2 at the LTB for interference with reasonable enjoyment. Both processes can run simultaneously.
Plumbing and Water Supply
- Hot and cold running water must be available at all times
- Drains, waste pipes, and fixtures must function properly
- Leaks and water damage must be repaired promptly
Electrical
- Electrical systems must be safe and properly maintained
- Outlets, switches, and fixtures must be in good working order
- No exposed wiring
Lighting
- Common areas — hallways, stairwells, parking areas — must be adequately lit
- Exterior areas accessible to tenants must also meet minimum lighting standards
Fire Safety
- Smoke alarms must be installed on every storey and outside every sleeping area
- Carbon monoxide alarms required where gas appliances or attached garages are present
- Fire escape routes must be clear and accessible
- Sprinkler systems and suppression equipment must be maintained where required
See our full guide on fire safety obligations for Ontario landlords for the complete inspection checklist.
Pest Control
- Properties must be kept free of rodent and insect infestations
- Where an infestation is found, the landlord is responsible for extermination
- Preventive maintenance — sealing gaps, maintaining cleanliness in common areas — is your ongoing obligation
Read more on pest control responsibilities for Ontario rental properties.
Exterior and Grounds
- Exterior walls, fascia, soffits, and roofing must be in good repair
- Yards must be kept free of debris, garbage, and hazardous conditions
- Driveways and walkways must be maintained
Waste and Garbage
- You must provide adequate garbage receptacles and waste collection
- Garbage areas must be maintained and accessible
How a Property Standards Complaint Works
Tenants can file a Property Standards complaint by:
- Calling the City of London's Property Standards line
- Submitting an online complaint through london.ca
- Filing in writing with the Property Standards department
Anonymous complaints are accepted. You will not always know in advance that a complaint has been filed.
Once a complaint is received, Property Standards will contact you to schedule an inspection. Under the City of London's by-law, officers can enter rental properties with 24 hours' notice. In an emergency (fire, flooding, risk to life), they can enter without notice.
After the inspection, one of three things happens:
- No order issued — the officer finds no violation. The matter is closed.
- Order to Comply issued — the officer identifies violations and sets a deadline for correction.
- Emergency Order — serious safety violations can result in an immediate order, sometimes requiring vacating the unit.
What Is an Order to Comply?
An Order to Comply (sometimes called a Property Standards Order) is a formal written order from the city requiring you to fix specific deficiencies by a specific deadline.
The order will state:
- The property address
- The specific violation(s) found
- The repairs or improvements required
- The deadline for completion
Deadlines vary based on urgency. A heating failure in January may give you days. A cosmetic exterior repair may give you 30 to 90 days.
You must respond to an Order to Comply. If you don't complete the work by the deadline:
- Property Standards can have the work done by a city contractor and bill you the cost (plus an administrative fee)
- You can be charged under the Provincial Offences Act
- Fines can reach $25,000 per violation for individuals under city by-law provisions
- Outstanding Orders block your rental unit licence renewal under the city's Rental Housing Licensing program — see our guide to the rental unit licence renewal process
Appealing an Order to Comply
If you disagree with an Order to Comply, you have the right to appeal to the Property Standards Committee within 14 days of receiving the order. The committee reviews the order and can uphold it, modify it, or revoke it.
Filing an appeal does not automatically pause the order's deadline. You should apply to the committee for a stay of the order while the appeal is pending if you need more time.
Document your property's condition with photos before and after any repairs. This is useful both for the appeal and for any related LTB proceedings that may run parallel to the city process.
Good landlord record-keeping means you already have maintenance logs, inspection dates, and contractor invoices on file — exactly the documentation you'll need if you end up in front of the Property Standards Committee.
How the By-law Interacts With the RTA
The Property Standards By-law and the RTA are separate laws. Complying with one does not automatically mean you comply with the other.
Key overlaps:
- Both require you to keep the property in a good state of repair
- Both address heating, pest control, and structural maintenance
- Both can generate consequences for the same underlying failure
Key differences:
- The RTA is enforced at the LTB (landlord-tenant proceedings)
- The by-law is enforced by the city (inspections, orders, fines)
- The RTA gives tenants remedies (abatement, compensation, eviction stays)
- The by-law gives the city enforcement power (orders, fines, vacate orders)
A tenant can trigger both simultaneously. A T6 application at the LTB for maintenance issues can proceed at the same time as a city Property Standards inspection on the same property. If you receive either, treat both seriously and respond to each through the appropriate channel.
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Your landlord maintenance obligations under the RTA are a useful parallel read to understand how the two standards interact.
What This Means for Your Rental Unit Licence
If your property is subject to the City of London's Rental Housing Licensing program — which covers most rental units in London — your licence and your Property Standards compliance are linked.
Outstanding Orders to Comply at renewal time can block your licence from being renewed. The city reviews your property's compliance history when processing renewal applications. A record of repeated complaints, unresolved orders, or enforcement actions will follow your property and may trigger a mandatory inspection at every subsequent renewal.
The cleanest path to straightforward renewals is straightforward maintenance: respond to issues promptly, document the work, and don't leave orders unresolved.
For a full breakdown of who needs a licence and how the program works, see our guide to the City of London Rental Unit Licence.
Practical Steps to Stay Compliant
You don't need to be a property standards expert to stay on the right side of the by-law. You need a consistent maintenance routine.
Do this at least annually:
- Walk every unit and common area with a maintenance checklist
- Test smoke and CO alarms — replace any with expired batteries or end-of-life dates
- Check heating systems before September 1 (service your furnace before heating season starts)
- Inspect windows and doors for seal failures or operation problems
- Look for signs of moisture, water damage, or mould
- Check stairways, handrails, and exterior walkways for damage
Do this immediately when reported:
- Respond to every tenant maintenance request in writing
- Log the date the issue was reported and the date you addressed it
- Use licensed contractors for electrical, plumbing, and HVAC work — unlicensed work creates additional liability
- Keep contractor invoices and inspection reports on file
Do this before buying a property:
- Request the city's property file to check for outstanding Orders to Comply on any property you're considering purchasing
- An outstanding order transfers with the property — not with the seller
Frequently Asked Questions
Can a tenant file a Property Standards complaint anonymously?
Yes. The City of London accepts anonymous complaints. You may receive an inspection notice without knowing a complaint was filed — or who filed it.
How much notice does a Property Standards Officer need to enter my property?
24 hours' notice for a standard inspection. No notice required in emergencies where there is immediate risk to health or safety.
What if I fix the problem before the inspection?
Document it. Photos with timestamps, contractor invoices, receipts — anything that shows the issue was resolved before or during the inspection. An officer who confirms compliance will typically close the matter without issuing an order.
Does a Property Standards complaint affect my LTB proceedings?
Indirectly, yes. LTB adjudicators have discretion under Section 83 of the RTA. A property with a documented history of city complaints, outstanding orders, or enforcement actions can affect how an adjudicator reads your conduct as a landlord. Document your compliance and respond to issues promptly.
Can I be fined even if I didn't know about the problem?
Yes. The obligation to maintain your property is ongoing. Ignorance of a condition does not relieve you of the obligation to fix it. Regular inspections are how you protect yourself — if you're checking the property, you're not surprised by what's there.
What happens if my tenant won't let me in to make the repairs?
You have the right to enter with 24 hours' notice to make repairs under the RTA. If the tenant refuses access, document the attempt in writing and consult our guide on landlord entry rights in Ontario. Do not let a tenant's refusal of access become an argument that you failed to maintain the property — the paper trail matters.
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Most London landlords know the rules from the RTA. Fewer know there's a second set of rules from the city — and the city's enforcement runs on a completely separate track.
The City of London Property Standards By-law applies to every rental unit in the city. A tenant can file a city complaint AND a T6 at the LTB on the same day, for the same issue. Two processes. Two sets of deadlines. Two sets of consequences.
What the by-law covers, how inspections work, and what an Order to Comply actually means — new guide on the blog. Link in bio.
The Bottom Line
The City of London Property Standards By-law is not a backup to the RTA. It is a parallel enforcement regime with its own officers, its own powers, and its own consequences. Landlords who know only the RTA are running their properties under half the rulebook.
The practical response is the same as the RTA requires: keep the property in good repair, respond to problems promptly, document your work, and keep records. A well-maintained property rarely generates property standards complaints — and when it does, documented maintenance history is your best defence.
If managing municipal compliance across multiple London properties is consuming more time than it should, Prospera Properties handles property standards monitoring, maintenance coordination, and landlord compliance for small portfolios in London, St. Thomas, and Strathroy. Contact us to see how we can help.
For current contact information and complaint submission, visit london.ca — search for Property Standards.