Ontario winters bring frozen pipes, heating breakdowns, and snowdrifts — and for landlords in London, St. Thomas, and Sarnia, they also bring a specific set of legal obligations. Getting these wrong isn't just expensive; it can trigger maintenance complaints to the Landlord and Tenant Board and, in serious cases, rent abatements.
Here's what you need to know heading into — or dealing with — a Canadian winter.
The Heating Standard: What the Law Requires
Under Ontario's Residential Tenancies Act and the provincial maintenance standards, landlords are required to maintain a minimum temperature of 20°C (68°F) in all rental units from September 1 to June 15.
This applies to:
- Bedrooms, living rooms, kitchens, and bathrooms
- Common areas of the building (hallways, laundry rooms)
The obligation is yours as the landlord — even if the tenant pays their own gas or electricity bill. If the heating system fails, it's your responsibility to fix it promptly.
What "Promptly" Actually Means
Ontario's maintenance standards say heating issues must be repaired within 24 hours if the temperature falls below 10°C, and within a reasonable time for less severe drops.
In practice, LTB adjudicators have found that:
- A 24–48 hour heating failure in mild weather (-5°C outside) may be acceptable if you're actively working to fix it
- A 3-day heating failure in a deep freeze is almost never acceptable
- Failing to respond at all is the worst outcome and typically results in a rent abatement
Keep a 24/7 contact for your HVAC contractor before winter hits — not after.
Snow and Ice Removal
If your rental property has exterior walkways, driveways, steps, or parking areas, you are responsible for keeping them reasonably clear of snow and ice. This includes:
- Clearing pathways to the unit entrance
- Salting or sanding icy steps
- Ensuring parking areas are accessible
Who does it? In a single-family rental, many landlords include a lease clause making the tenant responsible for snow removal — and this is generally enforceable in Ontario. But the lease clause needs to be clear, and if the tenant fails to do it and someone gets hurt, liability questions can get complicated.
For multi-unit buildings, snow removal is almost always the landlord's responsibility.
Check your lease now. If it's not addressed, it defaults to you.
Frozen Pipes: Prevention Is Everything
A burst pipe in a rental property can cost thousands of dollars in water damage, emergency plumbing, and displaced tenant costs. The good news: most frozen pipe situations are preventable.
Preventive Steps
Insulate vulnerable pipes. Any pipes in unheated spaces — crawl spaces, garages, unfinished basements — should be wrapped with pipe insulation before temperatures drop.
Maintain minimum heat in vacant units. If a unit is between tenants during winter, keep the heat on. A $50 gas bill is far cheaper than a $15,000 pipe burst.
Communicate with tenants about keeping cabinet doors under sinks open on very cold nights, especially if the unit has exterior walls with plumbing.
Know where the main shutoff is — and make sure your tenant does too. A frozen pipe that bursts and isn't shut off quickly can cause catastrophic damage.
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If a Pipe Freezes
- Have the tenant stop using water from that supply line
- Call a licensed plumber immediately — do not try to thaw pipes with an open flame
- Document the situation with photos before any repairs begin
- Check for water damage above and below (ceiling, floors, walls)
Drafts, Windows, and Weatherproofing
Tenants are entitled to a unit that maintains adequate warmth. If windows are drafty, door seals are worn, or insulation is poor, tenants have grounds to file maintenance complaints.
Before winter:
- Walk through each unit and check window seals and door weatherstripping
- Replace worn seals — a few dollars of weatherstripping can prevent a Tenant Board complaint
- Check for any obvious gaps around plumbing or wiring penetrations in exterior walls
Carbon Monoxide and Smoke Detector Checks
While not strictly a "heating" issue, winter is when furnaces run constantly — and that's when CO risks increase. Ontario law requires:
- Working smoke alarms on every storey and outside every sleeping area
- Carbon monoxide detectors near all sleeping areas in homes with fuel-burning appliances or attached garages
Test and document these every fall. It takes 15 minutes and it protects both your tenants and your liability exposure. For a broader look at fire safety obligations, see our fire safety guide for Ontario landlords.
Emergency Protocol: Have a Plan Before You Need It
The worst time to build your emergency contact list is at 11 p.m. on January 14th when a furnace goes out.
Put this together now:
- HVAC contractor with 24/7 emergency service
- Emergency plumber
- Electrician (for baseboard heater failures)
- Property insurance emergency line
Share the emergency protocol with your tenant so they know who to call and when — and who handles what.
Communicating with Tenants in Winter
When a maintenance issue arises in winter, communication speed matters almost as much as repair speed. A tenant who hears from you within an hour feels taken care of. A tenant who doesn't hear from you for 36 hours feels ignored — and is far more likely to file a formal complaint.
Acknowledge the issue, give a realistic timeline, and follow up when the repair is done. That's it.
Sarnia, London, and St. Thomas: Local Considerations
Southwestern Ontario winters vary. London tends to get more consistent snowfall; Sarnia sees intense lake-effect conditions from Lake Huron; St. Thomas can swing between mild and brutal depending on the year.
If you have properties across multiple cities, tailor your snow removal setup to each location. What's sufficient in St. Thomas may not cut it in Sarnia in February.
Frequently Asked Questions
What is the minimum heating temperature an Ontario landlord must maintain?
Ontario's provincial maintenance standards require landlords to maintain a minimum indoor temperature of 20°C (68°F) in all rental units from September 1 to June 15. The obligation applies to bedrooms, living areas, kitchens, and bathrooms, as well as common areas. This requirement exists regardless of who pays the heating bills.
How quickly must an Ontario landlord fix a heating failure?
If the temperature falls below 10°C, the provincial standard calls for repair within 24 hours. For less severe drops, response within a reasonable time is required — but LTB adjudicators have found that multi-day failures in cold weather are rarely acceptable if the landlord wasn't actively working to fix the problem. Having an HVAC contractor with 24/7 emergency service on call before winter arrives is essential.
Who is responsible for snow removal at a rental property in Ontario?
For multi-unit buildings, snow removal from common walkways, driveways, and parking areas is almost always the landlord's responsibility. For single-family rentals, a clear lease clause can make the tenant responsible — and this is generally enforceable in Ontario. If the lease doesn't address it, the obligation defaults to the landlord. Check your lease before the first snowfall.
Are landlords responsible for frozen pipes in a rental property?
Yes. Preventing and repairing frozen pipes is a landlord maintenance obligation. Prevention includes insulating pipes in unheated spaces, maintaining heat in vacant units during winter, and communicating with tenants about leaving cabinet doors open during extreme cold. If a pipe bursts, respond immediately — shut off water, call a licensed plumber, and document the situation with photos before repairs begin.
Does a landlord need to check carbon monoxide detectors specifically in winter?
It's good practice. Ontario law requires CO detectors near sleeping areas in units with fuel-burning appliances, and winter is when furnaces run continuously — increasing the risk of CO exposure if the system is faulty. Test CO detectors each fall along with smoke alarms, document the results, and replace any units that are over 10 years old or non-functional.
Prospera Properties manages winter maintenance across all three markets — from seasonal contractor scheduling to 24/7 tenant communication for heating emergencies. If you'd rather not be on call in the middle of a cold snap, we can help. For a full overview of your year-round maintenance obligations, see our landlord maintenance responsibilities guide, and review our landlord record-keeping guide to ensure all maintenance work is properly documented.