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Ontario landlords must maintain 20°C heat, clear snow, and prevent frozen pipes. That's the kind of local, practical detail that goes in Almost Passive every week.
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Ontario winters don't just test your heating system—they test your legal obligations as a landlord. From September through June, you're responsible for maintaining heat, clearing snow and ice, preventing frozen pipes, and ensuring your tenants can actually live in their homes safely. Get it wrong, and you're looking at Landlord and Tenant Board complaints, rent abatements, and emergency repair bills in the thousands.
This guide covers every winter maintenance obligation Ontario landlords face—with specific timelines, practical prevention steps, and what the law actually requires.
Minimum Heating Temperature: The 20°C Rule
Under Ontario's Residential Tenancies Act and provincial maintenance standards, landlords must 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 (hallways, laundry rooms, lobbies)
- Basement storage areas tenants use
This is a non-negotiable landlord obligation—even if tenants pay their own gas or hydro bills. The heating system is yours to maintain and repair.
How Quickly Must You Fix a Heating Failure?
Ontario's maintenance standards require repair within 24 hours if the indoor temperature falls below 10°C, and within a "reasonable time" for less severe drops.
LTB case law shows:
- 24–48 hours in mild weather (-5°C) = acceptable if you're actively working on repairs
- 3+ days in a deep freeze = rarely acceptable, almost always results in rent abatement
- No response or no repair attempt = automatic violation and tenant compensation
Action step: Before October, secure a 24/7 HVAC emergency contractor and get their direct number. Test the relationship with a fall maintenance call so they know your properties when winter arrives.
For more on your broader maintenance responsibilities, see our landlord maintenance responsibilities guide.
Snow and Ice Removal: Who's Legally Responsible?
If your rental property has walkways, driveways, steps, porches, or parking areas, you must keep them reasonably clear of snow and ice to prevent tenant injuries.
Single-family rentals: Your lease can assign snow removal to the tenant—and this is generally enforceable in Ontario if the clause is clear and specific. Example: "Tenant is responsible for clearing the front walkway and driveway within 24 hours of snowfall."
Multi-unit buildings: Snow removal is almost always the landlord's responsibility for common areas (parking lots, main walkways, building entrance). Individual unit patios or driveways may be tenant responsibility if the lease specifies.
Liability risk: Even if your lease says the tenant must clear snow, you may still face negligence liability if a visitor slips and is injured. Review your property insurance coverage and confirm what's included before winter.
Check your current lease now. If snow removal isn't addressed, the default responsibility falls to you.
Preventing Frozen Pipes: The $15,000 Problem
A burst pipe causes water damage, displacement costs, mold risk, and emergency repair bills that often exceed $10,000. Prevention costs under $500.
Pre-Winter Preventive Checklist
Insulate all pipes in unheated spaces. Wrap pipes in crawl spaces, garages, unfinished basements, and exterior walls with foam pipe insulation. Cost: $1–3 per foot. Do this by mid-October.
Maintain heat in vacant winter units. Never let the temperature drop below 15°C in any unit, even if it's between tenants. A $50 winter gas bill is insurance against a $15,000 pipe burst. This is a legal obligation under the RTA.
Communicate with long-term tenants. Provide written instructions: "During extreme cold (below -20°C), please leave cabinet doors under sinks open and let cold taps drip slightly overnight." Most tenants will cooperate if they understand why.
Locate and label the main water shutoff. Mark it clearly, photograph it, and include instructions in the tenant handbook. If a pipe bursts, shutting off water within minutes prevents cascading damage.
Inspect for drafts and air leaks. Pipes near exterior walls lose heat fastest. Check window seals, door weatherstripping, and gaps around plumbing penetrations before November.
If a Pipe Freezes: Immediate Response
- Stop all water use from the affected line immediately
- Call a licensed plumber—never use an open flame or heat gun on frozen pipes (fire and explosion risk)
- Document the situation with dated photos before repairs begin
- Inspect above and below the frozen section for water stains, ice buildup, or hidden damage
- Keep records of the repair invoice, photos, and timeline for your maintenance file
Weatherproofing and Draft Prevention
Tenants have the right to reasonable comfort in their homes. Poor insulation, failed window seals, and worn weatherstripping undermine this right and create grounds for maintenance complaints.
Before November 1:
- Walk through all occupied units and check window operation and seals
- Test door weatherstripping (hold a candle near the frame—flame should not flicker)
- Look for visible gaps around pipes, electrical outlets, or foundation cracks
- Replace worn seals—cost is $5–20 per door, and it prevents an LTB complaint
A tenant who complains about a freezing unit can file an N5 notice (maintenance complaint) and potentially claim a rent abatement. Proactive weatherproofing saves you time and money.
Carbon Monoxide and Smoke Detector Testing
Winter heating season dramatically increases carbon monoxide risk. Ontario law requires:
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Ontario landlords must maintain 20°C heat, clear snow, and prevent frozen pipes. That's the kind of local, practical detail that goes in Almost Passive every week.
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- Smoke alarms on every storey and outside every sleeping area, tested and functional
- Carbon monoxide detectors in any unit with a furnace, fireplace, wood stove, or attached garage
Your obligation: Test all detectors in fall, replace batteries, and document the dates. CO detectors expire after 10 years—replace any that are older.
Schedule a fall maintenance visit with a licensed technician to inspect your furnace for cracked heat exchangers or ventilation issues. This one visit prevents potential CO poisoning and demonstrates your diligence to the LTB if a complaint is ever filed.
For a comprehensive overview, see our fire safety guide for Ontario landlords.
Emergency Response Protocol: Build It Before Winter
The worst time to find an HVAC contractor is at 11 p.m. on January 15th when your furnace dies and it's -25°C.
Create this contact list and share it with all tenants by October 1:
| Service | Company | Phone | Notes |
|---|---|---|---|
| HVAC Emergency | [Your Contractor] | 24/7 # | After-hours premium? |
| Emergency Plumber | [Your Contractor] | 24/7 # | Frozen pipes specialist? |
| Licensed Electrician | [Your Contractor] | Phone | Baseboard/baseboard heater failures |
| Property Insurance | [Your Insurer] | Claim # | For water damage claims |
Brief your tenants: "If heating fails, contact [HVAC company] immediately and notify me within 1 hour. If you reach voicemail, escalate to [backup contact]."
Define "heating failure" clearly—dropping 2°C is not emergency-level; dropping 10°C in 24 hours is.
Winter Communication with Tenants
When a maintenance issue occurs in cold weather, communication speed matters as much as repair speed.
Good response: "Hi, I received your report about the heating. I've called [HVAC company] and they have an appointment Thursday at 10 a.m. I'll follow up once the repair is complete." Sent within 1 hour.
Bad response: Radio silence for 2 days, then a text saying "repair guy will be there next week."
A tenant who feels heard and informed is far less likely to file a formal LTB complaint. One who feels ignored will file within days.
Regional Winter Conditions: London, St. Thomas, and Strathroy
Southwestern Ontario winter severity varies by city:
London: Consistent snowfall, average 200 cm per season. Plan for regular snow removal every 3–5 days during active winter months.
St. Thomas: More variable—some winters mild, some brutal. Have contractors on standby but don't over-contract. Stack salt and sand supplies by November.
Strathroy: Similar to London but smaller—fewer 24/7 contractors available. Book your HVAC and plumbing contractors by September; they fill up fast.
If you own properties across all three cities, tailor your contractor relationships and supply budgets to each market.
Frequently Asked Questions
Q: What is the minimum heating temperature Ontario landlords must maintain? A: Ontario law requires a minimum indoor temperature of 20°C (68°F) from September 1 to June 15 in all rental units. This applies to bedrooms, living areas, kitchens, bathrooms, and common areas. The obligation is yours as the landlord, regardless of who pays the heating bills.
Q: How quickly must a landlord repair a heating failure in Ontario? A: If the indoor temperature falls below 10°C, you must repair within 24 hours. For less severe drops, repairs within a "reasonable time" are required—but LTB adjudicators have found that multi-day failures in deep winter are rarely acceptable unless you can demonstrate active repair efforts. Having a 24/7 HVAC contractor contracted before winter arrives is essential.
Q: Can I make my tenant responsible for snow removal in Ontario? A: For single-family rentals, yes—if your lease contains a clear, specific snow removal clause. Example: "Tenant is responsible for clearing the front walkway within 24 hours of snowfall." For multi-unit buildings, common area snow removal is almost always the landlord's responsibility. Check your lease now; if it doesn't address snow removal, the obligation defaults to you.
Q: Who is liable if a frozen pipe bursts and causes water damage? A: The landlord is responsible for preventing and repairing frozen pipes. Prevention includes insulating pipes in unheated spaces, maintaining heat in vacant units, and communicating prevention steps to tenants. If a pipe bursts despite reasonable prevention efforts, document the incident with photos, respond immediately, and file it with your property insurance. Tenant negligence (e.g., deliberately turning off heat) would be a separate issue.
Q: Do I need to test carbon monoxide detectors specifically in winter? A: Yes. Winter is when furnaces run continuously, increasing CO risk if the system has a cracked heat exchanger or ventilation issue. Test all CO detectors in fall, replace batteries, and replace any detectors over 10 years old. Have a licensed technician inspect your furnace for safety in early fall.
Q: What should I include in a tenant winter maintenance guide? A: Provide written instructions covering: (1) heating failure reporting process and 24/7 contractor contacts, (2) snow removal expectations (yours and theirs), (3) frozen pipe prevention steps (leaving cabinet doors open in extreme cold, letting cold taps drip), (4) location of the main water shutoff, (5) when to call for emergencies vs. non-urgent repairs. Distribute this by October 1 and keep a signed copy in your tenant file.
Winter maintenance isn't optional in Ontario—it's a legal requirement, and violations can result in rent abatements, LTB orders, and damage to your reputation. Prospera Properties manages winter maintenance for landlords across London, St. Thomas, and Strathroy, including 24/7 emergency contractor scheduling, tenant communication, and documentation. If you'd rather focus on your investment than field midnight furnace calls, contact us for a management consultation.
For additional guidance on year-round maintenance, see our landlord maintenance responsibilities guide. To ensure all repairs are properly documented for tax and legal purposes, review our landlord record-keeping guide.