Is Ontario's standard lease form mandatory?

Yes. Since April 30, 2018, landlords must use the standard lease form (Form 2229E) for most private residential tenancies in Ontario. If a landlord fails to provide the standard lease, the tenant can request it in writing. If the landlord doesn't provide it within 21 days, the tenant may withhold one month's rent.

What happens if a landlord adds an illegal clause to Schedule A?

An illegal clause in Schedule A is void and unenforceable — it has no legal effect. The rest of the lease remains valid. For example, if your lease contains a no-pets clause (illegal under s. 14 of the RTA), that clause is void and your landlord cannot enforce it, even though you signed the lease.

Can a landlord use a custom lease instead of the standard form?

For most private residential tenancies in Ontario, no — the standard form is mandatory. Some exceptions apply: care homes, student housing operated by educational institutions, and certain co-operative housing arrangements. If you're unsure whether your tenancy requires the standard form, contact the Landlord and Tenant Board.

Does my Ontario lease automatically renew?

Not exactly — it continues, but on a month-to-month basis. When a fixed-term lease expires in Ontario, if neither party gives proper notice, the tenancy continues as a month-to-month tenancy on the same terms (including the same rent). You do not need to sign a new lease to keep living there.

Can a landlord refuse to rent to me because I have a pet?

A landlord can ask about pets during the application process and may factor that into their decision before signing a lease. However, once you have a lease, a clause prohibiting pets is void under s. 14 of the RTA. The exception is condominiums where the condo corporation's declaration prohibits pets — in that case, the prohibition may be enforceable.

Ontario Standard Lease Guide

Ontario's mandatory residential lease form (Form 2229E) — explained section by section. What each part means and what landlords cannot legally add or change.

Mandatory since April 30, 2018:Ontario landlords must use the standard lease form (Form 2229E) for most private residential tenancies. If you're renting a private apartment, house, or condo, your landlord is required to provide this form.

What Is the Ontario Standard Lease?

Ontario's standard lease form (officially called the “Residential Tenancy Agreement (Standard Form of Lease)” or Form 2229E) is the government-mandated lease form for most private residential tenancies in Ontario. It was introduced in 2018 to standardize residential leases and make tenant rights clearer.

The form covers the basics — who the landlord and tenant are, what unit is being rented, when the lease starts, how much rent is, and what services are included. It also has a Schedule A for additional terms. Critically, the Residential Tenancies Act limits what landlords can put in Schedule A — any clause that removes a tenant's legal rights is void.

This guide walks through each section of the standard lease so you know what to look for, what to ask, and which clauses in Schedule A should raise a red flag.

Section 1

Parties — Landlord and Tenant Information

Identifies the full legal names of the landlord and each tenant who is a party to the lease. Every adult who will live in the unit and be legally responsible for rent should be listed as a tenant. The landlord's full name and contact information (or the property manager's details) are required here.

Practical tip: Verify the landlord's identity before signing. Ask for government-issued ID and proof they own or manage the property.

Section 2

Rental Unit Address and Description

Specifies the exact rental unit — including the unit number, floor, and address. If parking, lockers, or storage are included, they should be described here or referenced in the additional terms. If it isn't written down, it isn't guaranteed.

Practical tip: Make sure the parking space and locker numbers are written in — verbal promises about included amenities are difficult to enforce.

Section 3

Term — Start Date and Type of Tenancy

Sets out whether the tenancy is a fixed-term (e.g. one year ending on a specific date) or month-to-month. In Ontario, a fixed-term lease does not end when the term expires — if neither party takes action, the tenancy automatically continues as a month-to-month tenancy on the same terms.

Practical tip: You do not have to move out when a fixed-term lease expires. Your tenancy continues automatically unless you or your landlord provides proper notice.

Section 4

Rent — Amount, Due Date, and Acceptable Payment

States the lawful monthly rent, the due date (typically the 1st of each month), and what payment methods are acceptable. Under the Ontario RTA, a landlord must accept at least one payment method that does not require the tenant to have a bank account (e.g. money order).

Practical tip: Keep records of every rent payment — e-transfer confirmations, receipts, or bank statements. Rent receipts must be provided on request.

Section 5

Services and Utilities Included

Lists what is included in the rent: heat, hydro (electricity), water, parking, internet, laundry, and air conditioning. If heat is included and the landlord fails to provide it, that's a maintenance violation under the RTA. Services not listed here are the tenant's responsibility.

Practical tip: If utilities are not included, ask the landlord for historical utility bills so you can estimate your monthly costs before committing.

Section 6

Rent Deposit (Last Month's Rent)

Ontario permits only one type of deposit: a last month's rent deposit, capped at one month's rent. A landlord cannot charge a damage deposit, pet deposit, or key deposit (beyond a refundable key deposit for the cost of the key). Interest must be paid on this deposit annually at the rent increase guideline rate.

Practical tip: Any deposit beyond the last month's rent is illegal in Ontario. If you're asked for a damage deposit, you can refuse — it's not enforceable.

Section 7

Smoking Policy

Specifies whether smoking is permitted in the unit, on the balcony, or in common areas. A landlord can prohibit smoking in the unit without violating any tenant rights — this is an enforceable restriction. The Smoke-Free Ontario Act sets additional rules for multi-unit residential buildings.

Practical tip: If smoking is important to you, confirm the exact smoking rules — including whether vaping is included in any restrictions — before signing.

Section 8

Tenant's Agreement to Comply with Additional Rules

Acknowledges that the tenant has received and reviewed any additional rules or condo corporation rules. This section makes additional rules binding but does not allow them to override the RTA. Condo rules, in particular, may restrict things the RTA would otherwise permit.

Practical tip: Ask for a copy of all rules before signing. Condo rules you haven't seen cannot be enforced against you.

Schedule A — Additional Terms

What Landlords Can (and Cannot) Add

Schedule A is where landlords add extra terms beyond the standard form. The critical rule: any term in Schedule A that contradicts or takes away a right guaranteed by the Residential Tenancies Act is void. Illegal clauses don't make the entire lease void — they simply have no effect. Common illegal additions include clauses that prohibit pets (void under s. 14 RTA), require the tenant to pay for all repairs, or waive the right to 24-hour notice for entry.

Practical tip: Read Schedule A carefully and flag any clause that sounds unusual. If it seems like it removes a right you'd normally have, it's likely void under the RTA.

Common Illegal Schedule A Clauses

These clauses appear in Ontario leases but are void under the RTA — signing a lease that contains them does not make them enforceable.

No pets allowed — Ontario's RTA s. 14 makes blanket pet prohibition clauses void
Tenant responsible for all repairs — landlord maintenance obligations cannot be waived
Landlord may enter without notice — 24-hour written notice is required except in emergencies
Lease ends automatically at fixed term — tenancy continues unless proper notice is given
Late fees will be charged — late fee provisions are unenforceable in Ontario
Tenant waives right to rent deposit interest — interest must be paid by law
Damage deposit required — only a last month's rent deposit is permitted

If you find one of these clauses in your Schedule A, it has no legal effect. You do not need to comply with it, and your landlord cannot enforce it against you at the LTB.

This guide is for educational purposes and does not constitute legal advice. For specific questions about your lease or a dispute with your landlord, consult a licensed lawyer, paralegal, or your local community legal clinic. See our Legal Disclaimer.