If you own a multi-unit property — or even a single-family rental in a dense neighbourhood — you've probably received a noise complaint at some point. A tenant plays music too loud, a dog barks all day, parties run past midnight, or a shift worker complains that their upstairs neighbour's normal daytime activity is disturbing their sleep.
Noise complaints are among the most common issues landlords deal with, and also among the trickiest to handle well. Too passive, and other tenants suffer. Too aggressive, and you're serving notices that the situation doesn't warrant.
Your Legal Obligation as a Landlord
This surprises some landlords: under the Residential Tenancies Act, you have an obligation to ensure that tenants can "reasonably enjoy" their rental unit. The right to quiet enjoyment isn't just about you (the landlord) not disturbing the tenant — it also means you need to take action when one tenant's conduct is substantially interfering with another's.
In other words, if you ignore a documented, ongoing noise complaint, the complaining tenant can file a T2 application with the LTB against you for failing to address it.
This doesn't mean you need to referee every minor dispute. It does mean that repeated, legitimate complaints require a response on your part.
Step 1: Take the Complaint Seriously and Gather Details
When a complaint comes in, listen carefully and take notes:
- What type of noise is it — music, parties, footsteps, a pet, loud voices?
- When does it occur? Specific times and days of the week.
- How long has this been going on?
- Has the complaining tenant spoken to the other tenant directly?
Ask the complaining tenant to keep a written log going forward: dates, times, duration, and a brief description of each incident. This log becomes important if the situation escalates to the LTB.
Step 2: Contact the Tenant Causing the Noise
Most noise problems can be resolved with a conversation. Reach out to the tenant in question — ideally in writing, by email or text, so there's a record — and let them know a concern has been raised. You don't need to identify the complaining tenant by name.
Keep the tone matter-of-fact and non-accusatory: "I've received a concern about noise from your unit, particularly in the evenings. I want to address this before it becomes a larger issue. Could you be mindful of noise levels after 10 p.m.?"
Many tenants genuinely don't realize they're disturbing anyone. A polite, written heads-up is often all it takes.
Save copies of all written communication and note the date of any phone calls.
Step 3: If It Continues — The Formal Notice
If the behaviour doesn't improve after your informal contact, it's time to escalate formally. You can serve an N5 Notice to End a Tenancy for Interfering with Others' Enjoyment.
The first N5 gives the tenant 7 days to stop the behaviour. If they comply and the issue doesn't recur within 6 months, the notice is void — you cannot proceed to an LTB hearing on that specific N5.
If the behaviour continues after the first N5 (or after a new incident within 6 months of serving it), you can issue a second N5, which has no correction period. You can then file an L2 application with the LTB for an eviction hearing.
Important reality check: even in legitimate, well-documented cases, LTB hearings take months to schedule. The N5 route is appropriate for serious, persistent problems — not one-off incidents or minor annoyances that haven't been given a chance to improve.
What About Noise from Outside Your Property?
You're not responsible for noise that originates outside your building — construction next door, a bar up the street, traffic. What you can do:
- Acknowledge the tenant's frustration genuinely
- Explain that this falls outside your control as the landlord
- Direct them to the appropriate municipal bylaw office
In London, St. Thomas, and Sarnia, municipal noise bylaws generally prohibit unreasonable noise between 11 p.m. and 7 a.m. Tenants can contact municipal bylaw enforcement directly for issues on public property or from neighbouring properties.
Common Noise Scenarios and How to Handle Them
Barking dog: This is both a noise issue and a pet conduct issue. The N5 process applies. Document that you notified the tenant, the issue continued, and it's interfering with other residents. Evidence from multiple tenants strengthens your case.
Late-night parties: These tend to be episodic rather than constant. One incident isn't grounds for a notice; a pattern is. Encourage the complaining tenant to contact local police for severe disturbances — police noise calls are documented and can support an LTB application.
Footsteps and impact noise between floors: This is genuinely one of the hardest situations to address. "Normal walking" is not a tenancy violation. If the noise is truly excessive — regular stomping, jumping, furniture dragging at all hours — document it carefully. For ordinary footstep sounds, this is often more a building construction issue than a conduct issue, and remedies may be limited.
Loud music or television: Set a clear expectation in writing about volume levels, especially after 10 or 11 p.m. A documented conversation followed by continued violations is the clean path to an N5 if needed.
Building a Paper Trail That Holds Up
Whatever the noise issue, your documentation is everything if the matter goes to the LTB. Keep:
- Copies of all written communications with both the complaining tenant and the noise-causing tenant
- Dates and notes from any phone conversations
- The complaining tenant's incident log
- Copies of any notices served, with dates
The LTB adjudicator will want to see that you responded to complaints, communicated with the tenant causing the problem, and gave them a reasonable opportunity to correct their behaviour before escalating.
When to Get Help
If you're managing multiple units in London, Sarnia, or St. Thomas, keeping on top of noise complaints across properties — logging them, responding promptly, serving notices when needed — can become a real operational burden. This is one of those day-to-day management tasks where having a property manager pays off.
At Prospera Properties, complaint handling is part of the routine. Tenants have a clear channel to report issues, we follow up with documentation, and we know when a situation warrants a formal notice versus a friendly conversation. Disputes that are handled early rarely make it to the LTB.
Quick Reference
- Ontario landlords have a legal obligation to address noise that interferes with other tenants' quiet enjoyment
- Start with a written, documented conversation with the noisy tenant
- If it continues: serve a first N5, which gives 7 days to correct the behaviour
- A second N5 (no correction period) followed by an L2 application is the path to a hearing
- Keep thorough records throughout: complaint logs, your communications, and copies of any notices
- For noise outside your property, direct tenants to municipal bylaw enforcement