Changes Coming to Ontario’s Landlord and Tenant Board Rules – September 21, 2026
Ontario landlords and tenants should be aware of several important changes to the Residential Tenancies Act, 2006 (RTA) and Landlord and Tenant Board (LTB) processes.
Some changes already came into effect on July 1, 2026, while another significant group of changes will take effect on September 21, 2026.
The changes affect rent arrears, persistent late payment of rent, landlord’s own-use notices, renovation-related terminations, issues tenants may raise at rent-arrears hearings, eviction orders and more.
Here is an overview of some of the changes landlords and tenants should know about.
Non-Payment of Rent – N4 Notice Period Reduced
One of the most significant changes involves the N4 – Notice to End your Tenancy Early for Non-payment of Rent.
Currently, for most monthly tenancies, an N4 must provide a termination date at least 14 days after the notice is given.
Effective September 21, 2026, that period will be reduced to 7 days.
This means that when rent is not paid, the landlord will be able to proceed through the initial N4 notice period more quickly.
It is important to understand that an N4 does not mean that a tenant is automatically evicted after seven days. A landlord must still follow the proper LTB process and obtain an eviction order if the arrears are not resolved.
The LTB has already published a revised N4 form for reference and has confirmed that the new form is to be used beginning September 21, 2026.
A Clearer Standard for Persistent Late Rent
The rules surrounding persistent late payment of rent are also changing.
Beginning September 21, the regulations specifically provide that persistent late payment includes circumstances where a tenant has failed to pay the rent within 7 days of the date it was due on at least 3 occasions within a 6-month period, subject to certain conditions.
Importantly, this does not mean that three late payments are the only circumstances that can constitute persistent late payment. The regulation specifically allows the LTB to find persistent late payment in other circumstances as well.
For landlords, this makes accurate rent ledgers and payment records even more important. For tenants, it reinforces that repeatedly paying the full rent late can still result in an application to terminate the tenancy, even where there are no outstanding arrears at the time of the hearing.
New Requirements When Tenants Raise Issues at Rent-Arrears Hearings
Changes are also being made to what happens when a tenant wants to raise their own issues during a landlord's application for non-payment of rent.
Under the new provisions, a tenant who wants to raise issues that could otherwise form the subject of their own LTB application must comply with the applicable requirements.
One particularly significant change is that the tenant will generally be required to pay 50% of the rent arrears claimed in the landlord's application, with the payment required no later than seven days before the hearing, in addition to complying with the applicable disclosure requirements.
There are transition provisions for applications made before the new rules come into force.
Changes to N12 – Landlord’s Own Use
There is also an important change affecting an N12 – Notice to End your Tenancy Because the Landlord, a Purchaser or a Family Member Requires the Rental Unit.
Under the existing process, a landlord is generally required to compensate the tenant an amount equal to one month's rent or offer another rental unit acceptable to the tenant.
Beginning September 21, 2026, there will be another option.
Where the qualifying N12 notice is given with a termination date that is at least 120 days after the notice is given, and the termination date otherwise complies with the RTA, the requirement to pay the one month's rent compensation or offer another acceptable rental unit will not apply.
This does not eliminate the compensation requirement from every N12. Rather, it creates an alternative where a landlord provides the tenant with the longer notice period required by the legislation.
Stronger Rules Following Renovations
Changes are also coming for situations where a tenant leaves because substantial repairs or renovations require vacant possession and the tenant has exercised their right of first refusal to return to the unit.
Beginning September 21, landlords will have additional notification obligations.
After receiving the tenant's notice that they wish to exercise their right of first refusal, the landlord must notify the tenant in writing of the estimated date the unit is expected to be ready. The landlord must also advise the tenant of changes to that estimated date and notify the tenant when the unit is ready for occupancy.
Once the unit is ready, the former tenant must be provided with at least 60 days to exercise their right to return.
The limitation period for certain applications involving a landlord's failure to honour a tenant's right of first refusal is also changing.
Changes to Postponing Eviction Orders
The new regulations also establish additional rules around when the LTB may postpone enforcement of an eviction order.
For certain applications, including N12, purchaser-use and renovation/demolition matters, the Board must consider whether postponing enforcement would be unfair to the landlord or other tenants.
For other eviction applications, where the landlord does not consent to postponement, the Board must be satisfied that postponement would not be unfair to the landlord or other tenants and that there are compelling grounds to postpone enforcement.
These provisions are intended to provide additional direction to adjudicators when deciding whether enforcement of an eviction order should be delayed.
Requests to Review an LTB Order – Already Changed
Another important change actually took effect earlier this summer.
As of July 1, 2026, the deadline to request that the LTB review an order was reduced from 30 days to 15 days from the date the order is issued, unless the Board determines that an extension is just and appropriate.
This means landlords and tenants need to review LTB orders promptly once they are received.
Maximum Fines Have Increased
Maximum fines for offences under the Residential Tenancies Act also increased effective July 1, 2026.
The maximum fine for an individual increased from $50,000 to $100,000, while the maximum for a corporation increased from $250,000 to $500,000.
These are maximum fines that may result from prosecutions for offences under the RTA and should not be confused with administrative fines, compensation or other amounts that may be ordered by the LTB.
What Do These Changes Mean for Landlords?
For landlords and property managers, these amendments make it particularly important to use the current version of LTB forms, carefully document rent payments and late payments, maintain accurate records, and pay close attention to new notice periods and procedural requirements.
The changes do not eliminate the requirement to follow the proper legal process. Notices must still be completed and served correctly, applications must be filed properly, and only the LTB can issue an eviction order.
With several important changes taking effect on September 21, 2026, landlords should ensure they are using the updated forms and procedures for any notices served on or after that date.
At Babcock & Robinson Inc., we continue to monitor changes to Ontario's residential tenancy legislation and Landlord and Tenant Board procedures so that the properties we manage are handled in accordance with current requirements.
This article is provided for general information only and is not intended as legal advice. Landlords and tenants should consult the Residential Tenancies Act, Landlord and Tenant Board resources, or obtain legal advice regarding their individual circumstances
Need Clarification?
We understand that these topics can be complex. If you’re a tenant unsure about your responsibilities, or a landlord trying to ensure you're in compliance with Ontario rental laws, our team at Babcock & Robinson Inc. is here to help.