Landlord Update
JULY 13, 2026 · Updated August 13, 2026 · BILL 60 / ONTARIO LTB
The Landlord and Tenant Board confirmed the rollout: one set of Bill 60 and Bill 97 rules took effect July 1, 2026, and the biggest changes land September 21. Here is exactly what applies today, what does not yet, and the timing mistakes that void notices.
On June 30, 2026, Tribunals Ontario published an operational update confirming a two-stage rollout of the RTA amendments. Acting on the wrong stage is the fastest way to void a notice, lose weeks at the Board, or hand a tenant a ready-made defence.
What Is Bill 60?
Bill 60, the Fighting Delays, Building Faster Act, 2025, is Ontario legislation that amends the Residential Tenancies Act, 2006 to shorten eviction notice periods, cut LTB procedural timelines, double maximum fines for RTA offences, and introduce a new rule waiving N12 compensation for long-notice evictions. It received Royal Assent on November 27, 2025.
Bill 60 is not the same as Bill 97 — though both affect landlords together. The distinction matters and confuses many owners. Here is the difference:
| Dimension |
Bill 60 — Fighting Delays, Building Faster Act, 2025 |
Bill 97 — Helping Homebuyers, Protecting Tenants Act, 2023 |
| Royal Assent |
November 27, 2025 |
June 8, 2023 |
| Primary focus |
Speed up LTB process; shorten notice periods; deter bad-faith evictions via doubled fines |
Tenant protections; A/C rights; mandatory payment agreement form; stronger N13 documentation |
| Key changes |
7-day N4, 15-day review window, N12 compensation waiver at 120 days, $100K/$500K fines |
Tenant A/C installation right, mandatory LTB Payment Agreement Form, N13 documentation rules |
| Why they appear together |
Several Bill 97 provisions were held back pending regulations and were switched on simultaneously with Bill 60 on July 1, 2026 — creating a combined rollout that affects landlords under both Acts at once. |
The result is a split rulebook. Some deadlines you relied on for years are already gone. Other changes that made headlines — like the 7-day N4 — are not law yet, and jumping early will cost you. This guide walks through both waves, the transition rules for applications already in progress, the five mistakes that void an N4, and gives you a calculator to get your dates right. For the broader 2026 picture, including rent increase context, see our Ontario RTA Changes 2026 guide.
🔧 Free Tool Inside
Bill 60 Notice Timing Checker: enter your dates and see which rulebook applies to your N4, your N12 compensation, or your LTB review deadline. Runs entirely in your browser; nothing is saved or sent.
The Split Rulebook At a Glance
| Status |
The Change |
What It Means |
Reference |
| In force Jul 1 |
LTB order review deadline |
30 days is now 15 days to request a review of an order |
RTA s. 209 |
| In force Jul 1 |
AGI document service |
Serve AGI order documents within 7 days, certificate of service within 5 more |
LTB update |
| In force Jul 1 |
Payment Agreement Form |
Repayment plans filed with the LTB must use the official form |
RTA s. 206 |
| In force Jul 1 |
Tenant A/C installs |
Tenants may install a window or portable A/C with written notice |
RTA s. 36.1 |
| In force Jul 1 |
Maximum fines doubled |
$100,000 for individuals, $500,000 for corporations |
RTA s. 236 |
| Sept 21 |
N4 termination period |
Drops from 14 days to 7 days for non-payment notices |
RTA s. 59(1) |
| Sept 21 |
N12 compensation waiver |
One month’s compensation waived with 120+ days’ notice |
RTA s. 48.1 |
| No date |
50% arrears pay-in rule |
Not proclaimed; tenants can still raise issues at arrears hearings as before |
RTA s. 82 |
| No date |
N13 documentation rules |
Stronger written evidence for renovation/demolition notices — not yet in force |
Bill 60 Sch. 12 |
What Changed for Ontario Landlords on July 1, 2026
RTA s. 209 · Reviews
15 Days to Request a Review, Not 30
A request to review an LTB order must now be filed within 15 days of the order issuing. The 30-day window you may have relied on is gone. The circumstances in which a final order can be reviewed have also been tightened under LTB Rule 26.
Reviews are not re-hearings: the Board looks for serious error or a serious procedural defect. Fifteen days is a short runway to spot a problem, get advice, and file.
For You
The day any LTB order arrives, calendar the 15-day deadline. Miss it and the order stands.
AGI / L5 Applications
7-Day AGI Service Plus a Certificate
Where a landlord is directed to serve tenants with an above-guideline-increase order, the service deadline dropped from 14 days to 7 days, and a certificate of service must be filed within 5 days after that.
For You
If you file L5 applications, build both dates into your checklist. Two clocks now run back to back.
RTA s. 206 · Repayment Plans
The Payment Agreement Form Is Mandatory
Any repayment plan filed with the LTB must now use the Board’s official Payment Agreement Form. The informal payment-plan letter or email thread no longer qualifies.
For You
Download the form from Tribunals Ontario and use it for every arrears deal you file. No exceptions.
RTA s. 36.1 · Air Conditioning
Tenants Can Now Install Their Own A/C
Since July 1, a tenant may install a window or portable air conditioner after giving written notice, provided the installation is safe and causes no damage. If electricity is included in the rent, you may charge a seasonal amount for the extra hydro.
Refusing a compliant installation is no longer your call. What you can do is set expectations on safe installation and put the seasonal charge in writing.
For You
Mid-heatwave is exactly when these requests arrive. Have a one-page A/C policy ready: notice, safe install, seasonal charge.
RTA s. 236 · Offences
Fines Doubled: $100K / $500K
Maximum fines for RTA offences — including bad-faith evictions and illegal lockouts — doubled on July 1: $100,000 for individuals and $500,000 for corporations.
These maximums apply to prosecutions by the Rental Housing Enforcement Unit (RHEU) at the Ontario Court of Justice. They exist to make cutting corners a bad trade.
For You
Every shortcut on an N12 or a lockout now carries double the downside. Paper your good faith properly.
Doubled fines mean zero room for error. Every notice we serve is checked against the current RTA rulebook before it leaves our desk.
Speak With Powerhouse →
"Serve a 7-day N4 today and you have served a void notice. The short timeline does not start until September 21."
What Changes on September 21, 2026
RTA s. 59(1) · Non-Payment
The N4 Drops From 14 Days to 7
For notices served on or after September 21, 2026, the minimum termination period on an N4 for non-payment falls from 14 days to 7 days. You can file your L1 application a week sooner once the termination date passes.
Two things have not changed: the N4 form itself is the same one the LTB has used since 2015, and the tenant can still void the notice by paying everything owed before the termination date. Until September 21, every N4 must still use the 14-day timeline. A short-dated notice is defective, and a defective N4 sinks the L1 built on it.
New to the process? Start with our step-by-step N4 guide with a free form generator, and our playbook for what to do when a tenant stops paying rent in Ontario.
For You
Tighten your rent tracking now so you can serve a compliant N4 the day the 7-day rule becomes available. The landlords who win under Bill 60 are the ones whose ledgers are already clean.
RTA s. 48.1 · Personal Use
120 Days’ Notice Waives N12 Compensation
From September 21, if you serve an N12 for personal use with at least 120 days’ notice ending on the last day of a rental period, the one-month compensation requirement no longer applies.
Until then, one month’s rent (or an acceptable alternative unit) is required on every N12, full stop. And the good-faith requirement never goes away: a landlord who serves a long-notice N12 and never moves in still faces bad-faith remedies, now with doubled fines behind them.
For You
Planning a personal-use eviction? Model both paths: 60 days’ notice now plus one month’s rent, or 120+ days’ notice after September 21 with no compensation. The math often favours waiting.
Watch List · Not Yet Law
Still Pending — No Confirmed Date
Not everything in Bill 60 has a start date. Four provisions remain unproclaimed as of August 2026:
50% arrears pay-in: tenants paying half the claimed arrears before raising maintenance issues at non-payment hearings. Until proclaimed, section 82 rules apply as before.
N13 documentation rules: stronger written evidence for renovation, demolition, or conversion notices — including estimated completion dates and updates when those dates change. The current N13 process applies until switched on.
N8 persistent late rent definition: a regulated definition of “persistently late” rent for N8 notices has no effective date. Current LTB interpretation governs.
Section 83 discretion limits: regulations restricting when adjudicators can postpone or set aside eviction orders remain pending. Current LTB practice directions govern.
For You
Ignore anyone telling you these are already in force. Check the current status on Ontario e-Laws before relying on any of them.
Not sure if your current notices are compliant? We run the deadlines for every unit we manage — Toronto, Etobicoke, Mississauga, Brampton, and Oakville.
Get One Month Free →
5 Mistakes That Void Your N4
A defective N4 means your L1 fails at the hearing and you restart the clock by weeks. These are the five errors that most commonly destroy an otherwise legitimate non-payment application in Ontario:
-
1
Serving a 7-day N4 before September 21, 2026
The 14-day period is still the law. A notice with a termination date fewer than 14 days after the deemed service date is defective. The LTB will dismiss the L1 on this ground alone.
-
2
Miscalculating the deemed service date
The countdown starts the day after deemed service, not the day you hand the notice over. Mail is deemed served on the 5th day after posting. Courier adds one business day. If you count from the wrong date, the termination date is wrong and the N4 is void.
-
3
Underestimating the arrears amount
The N4 must state the correct amount of rent owing. If you omit a month, list the wrong monthly rent, or apply payments in the wrong order, the stated arrears figure is wrong — and the notice is defective.
-
4
Naming the wrong party or the wrong unit
The N4 must name all tenants on the lease and correctly identify the rental unit. A notice to “the tenant” when two named tenants share the unit, or a wrong unit number, gives the tenant grounds to challenge the notice.
-
5
Using a prohibited service method
The RTA specifies how a notice must be delivered: in person, by mail, under the door, or in the mailbox. Emailing or texting an N4 is not a valid service method unless the tenant has given written consent on the LTB Consent to Service by Email form. An improperly served notice is deemed not served.
Transition Rules: What Happens to Applications Already in Progress?
One of the most-asked questions from landlords with pending LTB matters: “I filed my L1 in June — which rulebook applies at my hearing?” Here is how the transition generally works:
General Principle
For procedural rules (like the 15-day review window), the new rules apply to orders issued after July 1, 2026, even if the underlying application was filed earlier. For notice-specific rules (like the N4 termination period), the version of the RTA in force at the time the notice was served governs — not the date you filed your L1.
- An N4 served on June 15, 2026 (14-day period) and filed as an L1 in June is governed by the pre-July 1 rulebook. The 14-day period applies at the hearing even if it runs well into August.
- An LTB order issued on August 1, 2026 — from an application filed in May — is subject to the new 15-day review window, not the old 30-day window.
- After September 21, a new N4 served that day may use the 7-day period. An L1 built on an older 14-day N4 still proceeds under the old notice rules.
⚠ Always Verify
Transition rules can be complex and depend on the specific dates of your application. Always verify the current status of any RTA provision at Ontario e-Laws and confirm with a licensed paralegal before relying on any transitional interpretation for your specific matter.
Bad-Faith Evictions: What the Doubled Fines Mean for You
A bad-faith eviction occurs when a landlord serves a notice — most commonly an N12 for personal or family use — without genuinely intending to use the unit for the stated purpose. Since July 1, 2026, the maximum individual fine for this conduct is $100,000 and the maximum corporate fine is $500,000, prosecuted by the Rental Housing Enforcement Unit (RHEU) at the Ontario Court of Justice.
Conduct that can trigger a bad-faith finding includes:
- Serving an N12 and re-renting the unit at a higher price rather than moving in
- Accepting rent after serving a notice of termination in a way that undermines the notice
- Changing the locks before a Sheriff-enforced eviction order
- Entering the unit without proper written notice to pressure a tenant to leave
- Serving a long-notice N12 after September 21 for the compensation waiver, then never occupying
Good-faith documentation — photos of the intended occupant, sworn declarations, and a paper trail showing the genuine reason for the eviction — is your best defence if a tenant challenges an N12. The doubling of fines makes the cost of a successful bad-faith finding far higher than it was before July 2026.
How These Changes Affect Toronto and GTA Landlords
For landlords managing rental properties in Toronto, Etobicoke, Mississauga, Brampton, and Oakville, the Bill 60 changes are compounded by GTA-specific realities:
- LTB hearing timelines in Toronto have historically been among the longest in the province. The 7-day N4 shortens the front-end notice period but does not change how long it takes to get a hearing date — making clean documentation and timely filing even more critical.
- GTA rental values averaging $2,500–$2,800 per month mean that a voided N4 and a restarted timeline costs significantly more per lost week than the provincial average.
- Condominium buildings in Toronto, Etobicoke, and Mississauga add condo corporation rules on top of RTA requirements. A valid N4 must still comply with condo rules on access and unit alterations that may affect the A/C installation right under RTA s.36.1.
- Brampton and Oakville landlords with hydro included in rent will need to calculate seasonal A/C charges — the form for this has not yet been standardized by the LTB as of August 2026.
- For landlords in the City of Toronto, the 15-day review window and the mandatory Payment Agreement Form are already in daily use. If you have LTB matters in progress, the new windows apply to every order issued from July 1 forward, regardless of when the application was filed.
Does Bill 60 Apply to Your Property?
Bill 60 applies to residential tenancies governed by the Residential Tenancies Act, 2006. Not all Ontario rental arrangements fall under the RTA:
| Property / Tenancy Type |
RTA Applies? |
Note |
| Standard residential rental (house, apartment, townhouse) |
Yes |
Full RTA protection applies, including all Bill 60 changes |
| Condominium unit rented by the unit owner |
Yes |
RTA governs the tenancy; rent control exemption applies if first occupied after Nov 15, 2018 |
| Co-operative housing corporation |
No |
Governed by the Co-operative Corporations Act, not the RTA |
| Care home / retirement home |
Partial |
Some RTA protections apply; care home–specific provisions govern |
| Commercial tenancy |
No |
Governed by the Commercial Tenancies Act |
| Owner-occupied shared dwelling (shared kitchen or bathroom) |
No |
Sharing a kitchen or bathroom with the landlord may exempt the unit from the RTA |
| Student housing operated by a university or college |
No |
Exempt if operated by the educational institution for its students |
Bill 60 Notice Timing Checker
Pick a scenario, enter your dates, and get the applicable rulebook, the earliest valid termination date, and your key deadlines. Runs entirely in your browser — nothing is saved or sent.
Landlord FAQ: Bill 60 Ontario
Is Bill 60 fully in force now?
No. The first wave took effect July 1, 2026: the 15-day LTB review deadline, 7-day AGI document service with a 5-day certificate, the mandatory Payment Agreement Form, tenant A/C installation rights, and doubled maximum fines. The second wave — including the 7-day N4 and the N12 compensation waiver — takes effect September 21, 2026. Some provisions, like the 50% arrears pay-in, have no confirmed date at all.
Is the N4 notice period still 14 days?
Yes. Until September 21, 2026, every N4 must use a termination date at least 14 days after the notice is deemed served. The 7-day timeline only applies to notices served on or after September 21, 2026. Serving a 7-day N4 before then makes the notice defective, and any L1 application built on it fails at the hearing.
What is the difference between Bill 60 and Bill 97?
Bill 97 (Helping Homebuyers, Protecting Tenants Act, 2023) introduced tenant air conditioner rights and the mandatory Payment Agreement Form, among other changes, that were held back pending regulations. Bill 60 (Fighting Delays, Building Faster Act, 2025) shortened notice periods, cut the LTB review window to 15 days, doubled maximum fines, and introduced the N12 compensation waiver. Many Bill 97 provisions were switched on simultaneously with Bill 60’s first wave on July 1, 2026, which is why both Bills appear together in most discussions.
What happens if I accidentally serve a 7-day N4 before September 21?
The N4 is defective and the L1 application built on it will fail. You will need to void the notice, re-serve a compliant 14-day N4, and wait for the correct termination date before filing a new L1. This resets your clock by weeks and the tenant will have a ready-made defence. Do not serve a 7-day N4 before September 21, 2026.
Do I still have to pay N12 compensation?
Yes. One month’s rent — or an offer of an acceptable alternative unit — is required for every N12 personal-use eviction served before September 21, 2026, regardless of how much notice you give. From September 21, compensation is waived when you give at least 120 days’ notice ending on the last day of a rental period. Good-faith requirements and bad-faith penalties continue to apply either way.
What are the deemed service timelines for an N4 in Ontario?
Under LTB rules, a notice is deemed served: the same day for in-person, mailbox, or under-the-door delivery; the fifth day after mailing for regular mail; and the next business day for courier. Email service counts as same-day delivery but only if the tenant gave written consent in advance on the LTB Consent to Service by Email form. The 14-day (or future 7-day) termination period begins the day after deemed service, not the day you write or deliver the notice.
What happens to LTB applications filed before July 1, 2026?
Transition rules generally apply the rulebook that was in force when the notice was served or the order was issued. Procedural rules like the 15-day review window apply to orders issued after July 1, 2026, even if the application was filed earlier. Notice-specific rules like the N4 termination period are governed by the version of the RTA in force at the time the notice was served. Always verify the current
Tribunals Ontario transitional guidance before relying on this for your specific matter.
What is the mandatory Payment Agreement Form?
Since July 1, 2026, any repayment plan between a landlord and tenant filed with the LTB must use the Board’s
official Payment Agreement Form under section 206 of the RTA. Informal payment-plan letters or email agreements no longer satisfy the requirement. The form is available on the Tribunals Ontario forms page at no charge.
Can my tenant install an air conditioner without my permission?
Since July 1, 2026, under section 36.1 of the RTA, a tenant may install a window or portable air conditioner after giving you written notice, provided the installation is safe and does not damage the unit. If electricity is included in the rent, you may charge a seasonal amount for the additional hydro. You can set reasonable safety expectations, but you cannot refuse a compliant installation.
What happened to the 50% arrears pay-in rule?
It has not been proclaimed and has no confirmed effective date as of August 2026. Tenants can still raise maintenance and other issues at non-payment hearings under the existing section 82 rules. Check the current status on
Ontario e-Laws before assuming otherwise.
Does Bill 60 apply to all Ontario rental properties?
Bill 60 applies to residential tenancies governed by the Residential Tenancies Act. Co-operative housing, most care homes under certain arrangements, commercial tenancies, student residences operated by educational institutions, and some owner-occupied shared dwellings are not governed by the RTA. Condominiums are covered by the RTA for eviction rules, though units first occupied after November 15, 2018 are not subject to rent control.
What changes are coming to N13 renovation notices under Bill 60?
Under Bill 60 changes not yet proclaimed, N13 notices for renovation, repair, demolition, or conversion will require stronger written documentation — including estimated completion dates, updates when those dates change, and re-occupancy notices when the unit is ready. Tenants may also have extended windows to exercise their right of first refusal if it is not handled correctly. Until proclaimed, the current N13 process applies.
What constitutes a bad-faith eviction under Bill 60?
A bad-faith eviction typically involves serving an N12 for personal or family use without genuinely intending to occupy the unit, then re-renting at a higher price. Since July 1, 2026, maximum individual fines for RTA offences including bad-faith evictions doubled to $100,000 and corporate fines to $500,000. The Rental Housing Enforcement Unit pursues these cases at the Ontario Court of Justice. Good-faith documentation — photos, declarations, and a paper trail — is essential for any landlord serving an N12.
What is LTB Rule 26 and how does it affect my review rights?
LTB Rule 26 governs the review of LTB orders. A review is not a re-hearing — the Board looks for a serious error of law, a serious unreasonable finding of fact, or a serious procedural defect. Since July 1, 2026, requests must be filed within 15 days of the order issuing (down from 30 days), and the circumstances in which a final order can be reviewed have been tightened. The separate 30-day appeal to Divisional Court on a question of law is unchanged.
What is the 2026 rent increase guideline in Ontario?
Ontario’s 2026 rent increase guideline is 2.1% for most rent-controlled residential tenancies. Landlords generally need to provide at least 90 days’ written notice before a rent increase takes effect. Properties first occupied for residential use after November 15, 2018 are not subject to the rent increase guideline, though all other RTA provisions, including Bill 60 changes, continue to apply to those units.
What are the deemed service timelines I need for my N4?
The termination date on your N4 must be at least 14 days (or 7 days after September 21, 2026) after the deemed service date. Deemed service occurs: same day for in-person/mailbox/under-the-door delivery; 5 days after mailing by regular mail; next business day by courier; same day by email (if written consent is on file). Count the termination date from the day after deemed service. Use the Bill 60 Notice Timing Checker on this page to get your exact dates.
Can my tenant dispute a Bill 60-compliant N4?
Yes. A tenant can dispute an N4 by paying everything owed before the termination date, which voids the notice automatically. If the notice is not voided, the tenant can raise defences at the L1 hearing — including challenging the arrears amount, the service method, the termination date calculation, or the named parties. Until the 50% arrears pay-in rule is proclaimed, tenants can also raise maintenance and other issues under section 82 at the hearing.
What should I do if my LTB order review window has already passed?
If the 15-day window to request a review has passed, the order generally stands. In very limited circumstances the Board may exercise discretion to extend the deadline where it is just and appropriate, but this is rare and cannot be planned around. If you believe there was a serious procedural defect in the original hearing, consult a licensed paralegal immediately to assess your options, including whether a Divisional Court appeal on a question of law is available.
What happens after the LTB issues an eviction order?
After an eviction order is issued and the tenant has not vacated voluntarily on or before the termination date, the landlord must file the order with the Court Enforcement Office (Sheriff) to have it enforced. The Sheriff schedules an enforcement date and attends the property. Landlords cannot change locks, remove the tenant’s belongings, or take any self-help steps before the Sheriff enforces the order. Doing so can trigger RHEU prosecution and the new doubled fines.
Will Bill 60 changes apply to my existing tenancy agreement?
Yes. RTA amendments apply to all existing residential tenancies regardless of when the lease was signed. Lease clauses that conflict with new RTA rules — for example, clauses purporting to restrict tenant air conditioner installation — are overridden by the Act. You cannot contract out of the RTA’s protections or obligations in a lease.
How do I get the LTB Payment Agreement Form?
The official LTB Payment Agreement Form is available at no charge on the
Tribunals Ontario LTB forms page. Search for “Payment Agreement.” Using any other document — including emails, text messages, or informal letters — does not satisfy the mandatory form requirement under section 206 of the RTA as of July 1, 2026.
Does Powerhouse Management handle Bill 60 compliance for landlords?
Yes. Powerhouse Management tracks every Bill 60 and Bill 97 change across all properties we manage across Toronto, Etobicoke, Mississauga, Brampton, and Oakville. We manage the full documentation process — N4 notices, payment agreements, LTB applications, and deadline calendars — so owners never serve a notice under the wrong rulebook.
Contact us to learn more →
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The Bottom Line
Bill 60 is live, but only half of it. Since July 1, 2026 you have 15 days (not 30) to request a review of an LTB order, repayment plans need the official form, tenants can install their own A/C with written notice, and the maximum fines behind every RTA offence have doubled. Those are today’s rules.
The headline changes are still ahead. Until September 21, 2026, the N4 stays at 14 days and every N12 still requires one month’s compensation. Jumping early does not speed anything up — it voids your notice and restarts your clock. The smart move between now and then is preparation: clean ledgers, diarized deadlines, and a plan for whether your next personal-use notice should wait for the 120-day waiver.
If you have applications already in progress, verify the transition rules against the effective date of your notice — not your filing date. And watch Ontario e-Laws for the N13, N8, and s.83 provisions that have no confirmed date yet.
Powerhouse Management tracks these changes for every property we manage, so our owners never serve a notice under the wrong rulebook. Expect a follow-up in September when wave two lands.