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What Is Bill 60?
Bill 60, the Fighting Delays, Building Faster Act, 2025, received Royal Assent on November 27, 2025. It amends the Residential Tenancies Act, 2006 (RTA) and several other statutes with the stated goal of reducing LTB backlogs and modernizing Ontario's rental system.
The bill includes significant changes for landlords: shorter notice periods in some eviction scenarios, new lease renewal rules, stricter disclosure requirements for N12 applications, and substantially higher penalties for bad-faith conduct. It has attracted significant attention — and significant confusion — because the headlines do not match the reality of what is currently in effect.
Update — July 2026: The Ontario government has proclaimed the N4 notice period change, fixed-term lease rules, and N12 120-day compensation option. These take effect for notices served on or after September 21, 2026. Until that date, current rules still apply. Do not serve a 7-day N4 before September 21, 2026. Always verify proclamation status at ontario.ca before changing your practice.
Implementation Status as of July 2026
Bill 60 received Royal Assent in November 2025. The government has since issued proclamations in two waves — some changes took effect earlier in 2026, and the remaining major provisions have been proclaimed for September 21, 2026.
| Bill 60 Change | Status as of July 2026 |
|---|---|
| Fixed-term lease changes (no automatic month-to-month conversion) | Proclaimed — effective September 21, 2026 |
| Shortened N4 notice period (7 days vs. 14 days) | Proclaimed — effective September 21, 2026 |
| N12/N13 compensation waived with 120+ days' notice | Proclaimed — effective September 21, 2026 |
| Enhanced N12 disclosure requirements | In force (as of March 2026) |
| Affidavit required at time of L2 filing | In force (as of March 2026) |
| Increased penalties for bad-faith evictions | Partially in force — verify at ontario.ca |
Bottom line: Current N4 and lease rules remain in effect until September 21, 2026. Do not serve a 7-day N4 or treat a fixed-term lease as non-renewing before that date. For notices served on or after September 21, 2026, the new rules apply.
Fixed-Term Lease Changes
Under the existing RTA, when a fixed-term lease expires and neither party takes action, the tenancy automatically continues on a month-to-month basis on the same terms. The tenant does not have to sign a new lease and the landlord cannot require one.
Bill 60 proposes to change this by ending automatic month-to-month conversions. Under the proposed rules, a fixed-term lease would actually end on the date specified — giving landlords more flexibility to negotiate new terms or end the tenancy without a cause-based notice.
Proclaimed — effective September 21, 2026. Until that date, fixed-term leases still convert automatically to month-to-month under section 38 of the RTA. Do not tell tenants their tenancy has ended based on Bill 60's new lease rules before September 21, 2026.
When this provision does come into force, it will represent one of the most significant changes to Ontario landlord-tenant law in decades. It will also create significant procedural requirements around proper notice and timing. We will update this guide when proclamation occurs.
Accelerated Eviction Timelines
One of Bill 60's most publicized changes is the reduction of the non-payment of rent notice period from 14 days to 7 days for most residential tenancies.
Under the current RTA, an N4 — Notice to End your Tenancy Early for Non-payment of Rent — must give a tenant a 14-day void period to pay the rent owed or move out before a landlord can file an L1 application with the LTB. Bill 60 proposes cutting this to 7 days.
| Scenario | Current Rule (in force) | Bill 60 Proposal (not yet in force) |
|---|---|---|
| Monthly/yearly tenancy N4 void period | 14 days | 7 days |
| Weekly/daily tenancy N4 void period | 7 days | No change proposed |
| N4 filing deadline after void period | The day after void period expires | No change proposed |
The 7-day provision has been proclaimed and takes effect for notices served on or after September 21, 2026. Until that date, you must continue serving N4 notices with the 14-day void period. A 7-day N4 served before September 21, 2026 is a defective notice and the LTB will dismiss the resulting L1 application.
N12 Personal Use Changes — Already in Force
Unlike most of Bill 60, the changes to N12 and L2 (personal use eviction) procedures came into force in March 2026 and are already affecting how landlords must file.
Two new requirements now apply when filing an L2 application based on an N12:
- Disclosure of prior N12/N13 notices: Landlords must now disclose every N12 or N13 notice they have served for any property in the last two years when filing an L2 application with the LTB.
- Affidavit at filing: The Affidavit of the Person Moving In must be uploaded at the time of L2 filing — not at the hearing. The affidavit must state that the person intends to live in the unit for at least one full year.
These requirements are in force now. If you are planning a personal use eviction, you must comply with both requirements or risk having your L2 application dismissed before a hearing is even scheduled. See our full N12 guide for step-by-step instructions.
Increased Penalties for Bad-Faith Conduct
Bill 60 significantly increases the financial consequences for landlords who misuse the eviction system — particularly the N12 personal use notice — in bad faith.
A bad-faith N12 is one where the landlord serves the notice with the stated intention of having a family member or buyer move in, but then re-rents the unit at a higher rate or does not actually have the person move in as stated.
| Penalty Type | Previous Maximum | Bill 60 Maximum |
|---|---|---|
| Administrative penalty (individual landlord) | $25,000 | $50,000 |
| Administrative penalty (corporation) | $100,000 | $250,000 |
| LTB compensation order to tenant | 12 months' rent | Up to 24 months' rent |
The intent is to make bad-faith evictions financially ruinous for landlords who abuse the system. If you are serving an N12, the person named in the notice must genuinely intend to occupy the unit as their primary residence for at least one full year — or you are taking on serious financial exposure.
What Landlords Should Do Right Now
Given the partial implementation of Bill 60, the practical guidance for Ontario landlords is straightforward:
- Until September 21, 2026: continue using the current N4 with 14-day void periods. A 7-day N4 served before that date is defective.
- Until September 21, 2026: treat all fixed-term leases as converting to month-to-month when they expire. The new lease rules are not in effect yet.
- From September 21, 2026 onward: you may serve N4 notices with a 7-day void period for monthly/yearly tenancies, and fixed-term leases will no longer auto-convert.
- Comply with the new N12/L2 requirements now — they have been in force since March 2026. Disclose prior notices and upload the affidavit at time of filing.
- Do not serve an N12 in bad faith. Increased penalties apply and the financial exposure is significant.
When in doubt, use the current procedure. The LTB is not forgiving of landlords who file applications based on rules that are not yet in effect. A dismissed application means starting over — and potentially months of additional delay.
Free: The Complete N-Form Guide Pack
Step-by-step procedures for the N4, N12, N5, and more — including current service requirements, notice periods, and the mistakes that get applications dismissed. Updated for 2026.
Download Free →Summary: Bill 60 Checklist for Ontario Landlords
- Bill 60 received Royal Assent November 27, 2025 — major provisions proclaimed July 2026, effective September 21, 2026
- Until September 21, 2026: serve N4 notices with the 14-day void period — 7-day N4s are defective until that date
- Until September 21, 2026: fixed-term leases still auto-convert to month-to-month when they expire
- From September 21, 2026: 7-day N4 void period and no automatic fixed-term conversion both take effect
- N12/L2 changes ARE already in force (March 2026) — disclose all prior N12/N13 notices and upload the affidavit at filing
- Bad-faith eviction penalties have increased significantly — maximum $50,000 for individuals, $250,000 for corporations
This article is for informational purposes only and does not constitute legal advice. Ontario tenancy law changes frequently. Always verify the current status of any legislation at ontario.ca and consult a licensed paralegal or lawyer for your specific situation.