In This Article
Why the Standard Lease is Mandatory
Since April 30, 2018, Ontario landlords have been required to use the provincial Standard Form of Lease for most private residential tenancies. The form was introduced to ensure tenants understand their rights and that both parties have a clear, consistent agreement from the start.
The form is set by the Ontario Ministry of Municipal Affairs and Housing and is updated periodically. You must use the current version — older versions may not satisfy the requirement.
Who it applies to: The mandatory standard lease covers most private residential rental units — apartments, houses, condos, and secondary suites. It does not apply to social housing, care homes, most student residences, or vacation rentals.
What the Form Covers
The Ontario Standard Lease is a fixed-format document with 17 sections. It covers the essential terms of the tenancy and cannot be modified to remove tenant rights. You can add terms, but you cannot subtract the protections the RTA provides.
Section-by-Section Walkthrough
| Section | What to Enter |
|---|---|
| 1 — Parties | Full legal names of all landlords and all tenants. Use the names on government ID — not nicknames or abbreviated names. |
| 2 — Rental Unit | Full civic address including unit number. If parking is included, describe it here. |
| 3 — Contact Info | Landlord's address for service of notices. This is where the tenant will send legal documents — use an address you monitor. |
| 4 — Tenancy Term | Fixed-term (specify end date) or month-to-month. Most Ontario tenancies convert to month-to-month automatically after a fixed term ends. |
| 5 — Rent | Base rent amount, payment frequency (monthly is standard), and due date. Include what utilities are included, if any. |
| 6 — Services and Utilities | Check which services the landlord provides (heat, hydro, water, parking, storage). Be specific — vague language creates disputes. |
| 7 — Smoking | Indicate whether smoking is permitted. Prohibition of smoking is enforceable if stated here. |
| 8 — Tenant's Insurance | You can require the tenant to carry tenant's liability insurance. Specify the minimum coverage amount if so. |
| 9 — Changes to the Rental Unit | Whether the tenant may alter the unit (paint, install fixtures). Clearly state what requires prior written approval. |
| 10 — Maintenance | Landlord's obligation to maintain the unit. This section is non-negotiable — you cannot contract out of the RTA's maintenance standards. |
| 11 — Assignment and Subletting | Under the RTA, tenants have the right to request assignment or sublet. You cannot prohibit it outright, but you can require written consent. |
| 12 — Entry | The RTA governs entry rights. Twenty-four hours written notice is required for most entries. This section cannot override those rules. |
| 13 — Landlord's Phone Number | An emergency contact number for the tenant. Required. |
| 14 — Additional Terms | Space for any terms beyond the standard provisions. See below for rules on what you can and cannot include. |
| 15 — Signatures | All landlords and all tenants must sign. Date the agreement. Both parties should receive a fully executed copy within 21 days of signing. |
Adding Additional Terms
Section 14 of the standard lease allows you to add terms that go beyond the base form. This is where you can address pet policies, guest policies, specific maintenance responsibilities, appliance use, or move-out procedures.
Critical rule: Any additional term that attempts to waive or reduce a tenant's rights under the RTA is void and unenforceable — even if the tenant signed it. You can add terms, but you cannot subtract rights. A clause saying "the tenant waives the right to 24 hours notice of entry" is void. A clause saying "the tenant agrees to provide 60 days notice before vacating" is also void (the RTA requires 60 days for fixed-term end, but you cannot require more).
What Happens If You Don't Use the Standard Lease
If a tenant requests the standard lease in writing and the landlord does not provide it within 21 days, the tenant may withhold one month's rent. If the landlord still fails to provide it within 30 days of the withholding, the tenant may keep that month's rent permanently.
This is not a theoretical risk — it is a defined remedy under the RTA that tenants can and do exercise.
Use the current version: The form was updated in March 2021. Make sure you are using the current version available at ontario.ca — not a version downloaded years ago or provided by a property management company that hasn't updated their templates.
Common Mistakes
- Using only a custom lease. A custom lease does not satisfy the standard lease requirement, even if it covers all the same topics.
- Not listing all tenants. Every adult occupant who is a tenant should be named. Unnamed occupants have ambiguous legal standing.
- Vague utility inclusions. "Utilities included" is not sufficient. Specify exactly which utilities — heat, hydro, water, internet — and who pays if usage exceeds a stated threshold.
- Not providing a copy within 21 days. Both parties must have a signed copy. Keep one for your records; give one to the tenant.
- Including void terms. Clauses that remove RTA rights are unenforceable and can signal to a tenant that you are unfamiliar with the law.
- Not completing the rent section in full. Leave nothing ambiguous — specify the amount, due date, payment method, and any rent deposit held.
Ontario Landlord Starter Kit
Includes a completed standard lease template, move-in inspection checklist, HRTO-compliant tenant application, N4 procedure card, and rent ledger — all formatted for Ontario and ready to use. CA$24.99, instant download.
Get the Starter Kit — CA$24.99 →Summary
- The Ontario Standard Form of Lease is mandatory for most private residential tenancies since April 30, 2018
- Use the current version from ontario.ca — older versions do not satisfy the requirement
- Name all tenants, specify all rent details, and list all included utilities explicitly
- Additional terms in Section 14 are permitted but cannot remove RTA rights
- Provide a signed copy to the tenant within 21 days of signing
- Failure to provide the form on request gives tenants the right to withhold one month's rent
This article is for informational purposes only and does not constitute legal advice. Always verify you are using the current version of the standard lease from ontario.ca and consult a licensed professional for your specific situation.