Ontario · Residential leases
The Ontario Standard Lease: A Guide for Landlords (2026)
Most residential tenancies in Ontario must use the government's Standard Form of Lease. This guide explains when it is required, what you can add to it, the clauses that are void no matter what the tenant signs, and what happens if you do not provide one.
Required for
Since April 30, 2018
Most written residential tenancy agreements signed on or after this date must use the Ontario Standard Lease.
When the standard lease is required
The standard lease applies to most residential tenancy agreements signed on or after April 30, 2018, including leases for apartments, houses, condos, basement units and rooms in shared housing. A few types of housing are excluded:
- Care homes
- Sites in mobile home parks and land lease communities
- Most social and supportive housing
- Certain other special tenancies
- Co-operative housing
What you can add, and what is void
You can add additional terms, such as rules about smoking or who is responsible for snow removal, as long as they do not conflict with the Residential Tenancies Act. A term that takes away a tenant's rights under the Act is void, even if the tenant signed it. Common examples:
- A "no pets" clause (it cannot be enforced to evict a tenant for having a pet, with limited exceptions such as condo rules)
- Damage deposits or pet deposits (the only deposits allowed are a last month's rent deposit and a refundable key deposit)
- Charging interest on rent arrears
- Requiring post-dated cheques or automatic payments (tenants can agree to them, but cannot be required to use them)
If you do not provide the standard lease
The landlord must give the tenant a copy of the signed lease within 21 days after the tenant signs it.
If a written agreement does not use the standard lease, the tenant can ask in writing for a standard lease. The landlord then has 21 calendar days to provide it. If the landlord does not, the tenant can withhold one month's rent, and can keep that month's rent if the lease is not provided within 30 days after they start withholding. The tenant must keep paying rent otherwise.
A tenant who asks for a standard lease and does not receive it may also have special rules to end a fixed-term lease early. Providing the standard lease at signing avoids all of this.
How to set up a compliant Ontario lease
- 1
Download the current form
Get the latest Standard Form of Lease from Ontario's Central Forms Repository.
- 2
Fill in every section
Parties, unit, term, rent, services and utilities, deposits, and contact details for notices.
- 3
Add lawful terms only
Use the additional-terms section for house rules that do not conflict with the Residential Tenancies Act.
- 4
Sign and share
Both parties sign, and the tenant receives a copy.
- 5
Keep it on file
Store the signed lease with the tenant's records so it is ready for any rent increase, notice or LTB hearing.
Leases signed before 2018
Agreements signed before April 30, 2018 remain valid. If you renew or sign a new agreement with the same tenant, the new agreement must use the standard lease.
Frequently asked questions
Is the Ontario Standard Lease mandatory?
Yes, for most written residential tenancy agreements signed on or after April 30, 2018. Care homes, mobile home parks and land lease communities, most social and supportive housing, and co-ops are among the exceptions.
Can I charge a damage deposit in Ontario?
No. The only deposits a landlord can collect are a last month's rent deposit and a refundable key deposit.
Is a no-pets clause enforceable in Ontario?
Generally no. A no-pets clause in a lease is void under the Residential Tenancies Act, though condominium rules can restrict pets.
What if I did not give my tenant the standard lease?
The tenant can request it in writing. If you do not provide it within 21 days, they can withhold one month's rent, and keep it if you still have not provided the lease 30 days after they start withholding.
Leases and tenant records in one place
Automanagement stores leases, rent history and tenant documents for every unit, so the paperwork is ready when you need it.
General information for landlords, not legal or tax advice. Rules change; confirm the current requirements with the Government of Ontario. Last reviewed 2026-09-27. Official source