If you've ever written "no pets" into a lease and assumed that settled it, you're not alone — and you're also not quite right. Ontario's Residential Tenancies Act has a specific provision that trips up landlords who haven't read it carefully. Understanding it upfront will save you frustration and protect you from making claims you can't actually enforce.
The Key Rule: No-Pet Clauses Are Void
Section 14 of the RTA is direct: a provision in a tenancy agreement that prohibits the presence of animals is void.
That means even if your lease has a "no pets" clause, a tenant can get a pet, and you generally cannot evict them solely because they got one.
This surprises a lot of landlords. It doesn't mean pets are automatically allowed in any situation — but it does mean your lease clause alone won't be enough to keep them out.
The One Major Exception: Condos
If your rental is a condominium unit, this changes. Condo corporations can have pet rules that are enforceable, and those rules flow down to tenants through the landlord. If the condo corp prohibits pets (certain breeds, sizes, or all animals), you can pass that restriction to your tenant.
For landlords renting out houses, townhomes, or apartments in non-condo buildings in London, St. Thomas, or Sarnia — the Section 14 rule applies and a no-pet clause won't hold up.
What You Can Do About Pets
You have more tools than you might think.
1. Evict for Damage or Disturbance Caused by the Pet
You can't evict a tenant for having a pet. You can evict them for what the pet does. The N5 Notice to End a Tenancy (for interference with reasonable enjoyment or property damage) can absolutely be based on:
- Significant damage caused by the pet (scratched floors, chewed doors, stained carpeting)
- Noise disturbance from the animal affecting other tenants
- Allergies affecting another tenant or resident in the building
- Pet waste left in common areas despite repeated warnings
The key: document everything. Photographs of damage, written complaints from neighbours, dated records of conversations with the tenant. If the matter goes to the LTB, your evidence is your case.
2. Conduct a Move-Out Inspection and Charge for Damage
If the pet causes damage beyond normal wear and tear, you can deduct repair costs from the last month's rent deposit (or pursue the tenant through Small Claims Court if costs exceed the deposit).
Do a thorough move-in inspection with photos, and repeat it at move-out. The contrast between the two is what establishes that the damage happened during the tenancy.
3. Ask About Pets During Screening — and Factor It In
You can ask during the application process whether the applicant has pets. This is legitimate and lets you make an informed decision before signing a lease. While you can't legally refuse to rent to someone solely because they have a pet (since a no-pet clause would be void anyway), knowing upfront helps you:
- Choose the most qualified applicant overall
- Price the unit appropriately (some landlords price slightly higher for units likely to have pets)
- Have a conversation about expectations upfront
Note: You cannot charge a pet deposit in Ontario. The only deposit allowed is first and last month's rent — full stop. Any additional "pet damage deposit" you collect is illegal and the tenant can demand it back.
4. Include a Pet Addendum in the Lease
Some landlords use a pet addendum that outlines expectations: the tenant is responsible for all pet-related damage, will keep the unit clean, will control noise, and agrees to professional cleaning at move-out. While this doesn't give you the right to evict just for having a pet, it does:
- Set expectations clearly
- Create documentation that the tenant understood their responsibilities
- Give you a stronger paper trail if you later pursue damage claims
Keep it reasonable — aggressive clauses that try to end-run Section 14 won't hold up, and they can damage the landlord-tenant relationship before it starts.
The Allergy Situation
If another tenant in your building has a documented allergy, and a pet in one unit is affecting them, you have more grounds to act. The RTA protects tenants' right to reasonable enjoyment of their home — which includes not suffering health effects from a neighbouring unit. This is a situation where getting legal advice before serving any notice is a good idea, since the facts matter a lot.
Practical Advice for London, St. Thomas, and Sarnia Landlords
Pet ownership is very common among renters, and the pool of "no pets" applicants is genuinely smaller. Many experienced landlords in this market have found it more practical to allow pets with clear expectations rather than try to filter them out — especially for houses and larger units where wear from a pet is less of a concern.
That said, some property types (hardwood throughout, shared buildings, carpeted units) do make pets more of a risk. Knowing your property and doing thorough screening matters more than the lease clause.
At Prospera Properties, we handle these conversations during the application process — screening for pet history, setting clear expectations with tenants, and documenting unit condition thoroughly so that if damage does occur, you're protected. The law may limit what you can prohibit, but it doesn't limit how well-prepared you can be.
The Bottom Line
- No-pet clauses in Ontario leases are void (with condo exceptions)
- You can't evict for having a pet — but you can evict for damage or disturbance caused by one
- Pet deposits are not allowed
- Document everything: move-in condition, complaints, damage
- Clear expectations and good screening are your best tools