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Ontario Landlords Must Give 24 Hours’ Written NoticeBetween 8 AM and 8 PM
Phone calls don’t count. “Some time tomorrow” doesn’t count. RTA Sections 26-27 set strict rules — and most landlords and tenants get them wrong.
What rules govern when an Ontario landlord can enter a rental unit?
Under Ontario’s Residential Tenancies Act, Sections 26-27, a landlord entering an occupied unit must satisfy three conditions: (1) at least 24 hours’ written notice (verbal notice doesn’t qualify); (2) the notice must state the date, time window, and reason for entry; (3) actual entry must occur between 8 AM and 8 PM. Only three exceptions allow entry without notice: emergencies (fire, flood, gas leak); regularly scheduled cleaning/maintenance written into the lease; and the tenant’s express consent. Violating landlords face Tenant Form T2 applications at the LTB, with damages typically awarded at $500–2,000.
Five legal entry situations under the RTA
Repairs/inspections/work: 24 hours written notice required
Replacing a furnace, checking smoke alarms, fixing a faucet, installing a new door — all require advance written notice. The notice must specify the date, a defined time window (e.g., 10 AM–12 PM), and the specific reason. The tenant being absent doesn’t block compliant entry.
Showings to potential buyers/tenants: notice required
Selling: to let a potential buyer view the unit, the landlord or their agent must give at least 24 hours’ written notice stating the reason, the day and a time between 8 a.m. and 8 p.m. (RTA s.27(2)–(3)). Re-letting: once the tenancy is ending by agreement or a notice of termination, the landlord can show the unit to prospective tenants without written notice, between 8 a.m. and 8 p.m., after informing or making a reasonable effort to inform the tenant (RTA s.26(3)).
Insurance and lender visits: also need notice
Mortgage appraisers, insurance assessors, government code inspectors — anyone the landlord brings in must be covered by 24-hour notice. The tenant cannot refuse compliant entry but can request rescheduling for reasonable time.
Emergencies: no notice required, but document afterward
Fires, severe leaks, gas leaks, structural failures threatening the unit — landlords may enter immediately. But document with a written explanation to the tenant after the fact, and keep repair records. A minor pipe drip is not an emergency.
Tenant’s express consent: shortens or waives notice
If the tenant agrees in writing (email or text) to entry today, the 24-hour rule is waived. Verbal-only consent is risky for landlords because evidence is hard. Tenant non-response to email is not consent.
Three illegal-entry scenarios — how tenants respond
Landlord enters without notice: file T2
Document time, photos, video. File LTB Form T2 — Tenant Application about Tenant Rights. Damages typically $500–2,000; egregious cases higher.
Landlord uses keys at night: call police
Night entry without notice or emergency is trespass. Get a police report, then file T2. May obtain rent abatement, lease termination, and moving costs.
Repeated “spot checks”: harassment claim
Multiple unjustified inspections per week constitute harassment. Same T2 path; LTB often orders rent abatement plus penalties.
My five rules as a landlord and broker
- Default to 24-hour written notice—email/text/letter all work, but keep records of the send time.
- Stick to the 8 AM–8 PM window—respect the tenant’s schedule and avoid commute hours.
- Be specific in the notice—date, narrow time window (≤2 hours), and exact reason.
- Showings count as entries—sale showings need 24 hours’ written notice with a specific day and time; showings to new tenants after a termination notice need no written notice but must be 8 a.m.–8 p.m. (RTA ss.26(3), 27(2)).
- Document emergencies after the fact—written explanation to tenant + repair records.
Five common entry-rule mistakes
- Phone-only notice—the RTA requires written form.
- Vague time windows—”sometime tomorrow” fails. Specify a 2-hour range.
- Treating silence as consent—lack of reply ≠ permission.
- Repeated showings as a workaround—more than 3 in a week looks like harassment.
- Calling routine repair an emergency—minor leaks don’t qualify.
Frequently Asked Questions
Can a landlord enter when the tenant is not home?
Yes, if the 24-hour written notice was compliant. Tenant presence is not required. But the landlord must stay within the 8 AM–8 PM window, focus on the stated work, and never photograph tenant possessions.
Does email or text count as written notice?
Generally yes if (1) sent time can be proven, (2) it’s the tenant’s correct address, and (3) the lease permits electronic communication. If the lease specifies paper notice only, mail or hand-delivery is required. Safest practice: paper plus email.
Can a tenant refuse a compliant entry?
Not unilaterally. Tenants may negotiate a different time but cannot block compliant entry. Outright refusal can lead to LTB-ordered compensation to the landlord. Always negotiate first.
How many “routine inspections” per month is reasonable?
The RTA sets no hard limit, but the LTB judges by harassment standards: 1–2 per month for legitimate reasons is typically reasonable. Multiple weekly visits without clear cause invite harassment findings.
If a landlord enters without notice, what’s my remedy?
Photograph evidence, check security cameras, message the landlord in writing (no verbal). Call police if items are damaged or missing. File LTB Form T2 — Tenant Application about Tenant Rights — for damages and rent abatement. Awards typically $500–2,000 or higher.
Contact Arthur Zhao
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