A Tenant Left Their Stuff Behind in Ontario: When You Can Toss It, and When Tossing It Is Illegal

The right question isn’t “did they leave things behind” — it’s “how did the tenancy actually end.” Ontario’s RTA splits that into two very different rulebooks, and mixing them up is what lands landlords on the wrong side of the law.

I’m Arthur Zhao. Picture two landlords standing in two identical units — same abandoned couch, same stack of boxes, same half-emptied closet. One of them can legally have all of it hauled off this afternoon. The other, doing the exact same thing, has just handed their former tenant a case at the Landlord and Tenant Board. Nothing in the room explains the difference. It lives entirely in a piece of paper — the one that either ended the tenancy or did not.

That is the real trap with left-behind belongings in Ontario: what you are looking at on the floor tells you almost nothing about what you are allowed to do with it. Below I separate the two situations the RTA actually cares about, help you place which one you are standing in, and name the single assumption that keeps landlords on the wrong side of the line.

Why “can I throw it out” is the wrong question

When landlords bring me this problem, their attention is almost always on the belongings — what they’re worth, how much space they take, what removal will cost. Ontario law doesn’t start there at all.

Whether you can legally dispose of what’s left behind depends on how the tenancy ended — not on the stuff itself. The RTA treats “the tenancy was properly terminated” and “the tenant abandoned the unit while the lease was still alive” as two entirely different situations, each with its own rules. Confusing the two is the most common — and most expensive — mistake a landlord makes here, and the error almost always runs the same direction: treating the slow route as if it were the one you can act on the same day.

Two routes — start by asking how the tenancy ended

Route A — the tenancy ended: dispose now, with one 72-hour exception

If the tenancy has been properly terminated — the unit was vacated because of any of: a termination notice from either side, a mutual agreement to end, a s.93(2) situation, or an LTB termination/eviction order — then under s.41(1) you may immediately sell, keep, or otherwise dispose of anything left behind. There is no minimum storage period, and you are not liable to anyone for disposing under this section (s.41(4)).

The one exception is a Sheriff-enforced eviction. There, s.41(2) bars you from selling, keeping or disposing for 72 hours after the order is enforced, and s.41(3) requires you, during those 72 hours, to make the belongings available for the former tenant to collect at a location close to the unit, during prescribed hours. Those hours are set by O. Reg. 516/06 s.46 — 8 a.m. to 8 p.m.

Break that 72-hour rule and the former tenant can apply to the LTB, which may order you to stop, return the property, compensate for repair or replacement cost and reasonable out-of-pocket expenses, and impose an administrative fine — capped at the greater of $10,000 and the Small Claims Court limit (s.41(6)). That Small Claims limit rose from $35,000 to $50,000 on October 1, 2025, so the ceiling on that fine is now effectively $50,000. One more note: s.41(5) lets the landlord and tenant agree to different terms — if you do, put it in writing.

Route B — the tenant abandoned it: paperwork first, then 30 days

This is the route that trips landlords up. If the tenant abandoned the unit — they’re gone, but no termination notice was given, no agreement was signed, and there’s no LTB order — then the tenancy has not legally ended, and you cannot simply dispose of what’s inside.

Under s.42(1) you must first do one of two things: (a) get an LTB termination order under s.79, or (b) serve a notice of intent to dispose on both the tenant and the LTB. Serving the tenant alone does not count.

After the order or notice, you must then wait a full 30 days before selling, keeping or disposing (s.42(3)). The only things you can deal with immediately are items that are unsafe or unhygienic (s.42(2)) — think spoiling food or hazardous materials. If the tenant tells you within 30 days that they want the goods, they can retrieve them in that window, and you must deliver them within a reasonable time at a place near the unit (s.42(4)(5)). Before handing them back, you may require the tenant to first pay any arrears plus your reasonable out-of-pocket moving, storage and safekeeping costs (s.42(6)).

And a piece people miss: for 6 months after the notice is given or the order is issued, if the tenant claims property you’ve already sold, you must pay them the sale proceeds above the sum of (a) your reasonable moving/storage/safekeeping/sale costs and (b) any arrears (s.42(7)). Selling the contents is not a bonus that offsets the rent you’re owed — the surplus is the tenant’s.

The backdrop: Ontario abolished distress

One piece of background makes both rulebooks make sense: Ontario abolished distress long ago. Section 40 is explicit: a landlord cannot seize a tenant’s property for arrears or a breach without going through a legal process.

That sentence is the foundation for everything above — the belongings left behind are not collateral for unpaid rent. You can’t hold them hostage until the tenant “pays to get them back.” Arrears are chased through the LTB or, where the amount is large enough, Small Claims Court; the belongings are handled separately under s.41 or s.42. Treating “I’ll keep the stuff until you pay” as leverage is already over the line.

The scene that goes wrong — and three ways to stay safe

Here’s the scene that goes wrong. A tenant moves out overnight without a word. A few days later the landlord finds the unit empty of the tenant but full of their things, figures “they’re gone, so they’ve moved out,” and books a truck that weekend to clear it. Legally, that’s an illegal disposal under Route B — no order, no notice, no 30 days.

Three ways to stay on the right side:

1. Decide first, clear later. Ask: was this tenancy formally ended by a notice, agreement or LTB order? If not, you’re in s.42 — don’t touch the belongings.

2. Be careful calling it abandonment. An absent tenant plus a full unit isn’t automatically abandonment; RTA s.2(3) says a unit is not considered abandoned while the tenant is not in arrears. When in doubt, run the s.42 process, or apply to the LTB directly (the abandonment termination application uses Form L2).

3. Serve the full notice. The s.42(1)(b) notice of intent must go to both the tenant and the LTB — one without the other doesn’t count.

Usual caveat: I’m a real estate broker, not your lawyer. I’ve checked the sections above against the current e-Laws version, but for your specific situation — especially once money or a hearing is involved — talk to a licensed lawyer or contact the LTB directly.

Arthur Zhao

Real Estate Broker · FRI · ABR · SRS · PSA · MCNE · E-PRO · CLHMS & GUILD Elite · REAIS

VP & Branch Manager, Bay Street Group Inc.

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