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.
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.
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.
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.