Ontario Standard Lease 2026: How to Complete the Official Form 2229E

Since April 30, 2018, most residential landlords in Ontario are required to use the Ontario Standard Lease for new tenancies. The form, officially called Form 2229E, is a government-issued template that standardizes the terms of residential leases across the province.

Many landlords find the form straightforward at first glance but stumble on the details. A lease that is filled out incorrectly or incompletely can create problems down the road, from unenforceable terms to disputes at the Landlord and Tenant Board. This guide walks you through every section.

Who Must Use the Standard Lease

The standard lease is required for most residential rental agreements in Ontario, including:

• Single and semi-detached houses
• Apartments and condominiums
• Secondary suites (basement apartments, coach houses)

It is NOT required for:

• Social and supportive housing
• Commercial tenancies
• Care homes
• Mobile home parks and land lease communities
• Co-operative housing

Consequences of Not Providing the Standard Lease

If a tenant requests the standard lease in writing and you do not provide it within 21 days, the tenant can withhold one month's rent. If you still do not provide it within 30 days of the request, the tenant can keep the withheld amount. This rule has teeth, so always provide the standard lease.

Section-by-Section Guide

Section 1: Parties to the Agreement

Enter the legal names of the landlord and all tenants. If the property is owned by a corporation, use the corporate name. For tenants, include everyone who will be on the lease. Each person listed is jointly and severally liable for the full rent amount.

Tip: Get full legal names, not nicknames. "Mike Smith" on the lease when the tenant's legal name is "Michael J. Smith" can create issues with legal proceedings.

Section 2: Rental Unit

Enter the full address of the rental unit, including unit number if applicable. Check the box indicating whether it is an apartment, house, condo, or other type. If parking or storage is included, note that as well.

Section 3: Contact Information

Provide your contact information as the landlord, including a phone number and email address. If you use a property manager, their information goes here too. The tenant needs to know how to reach you for emergencies and maintenance requests.

Section 4: Term of Tenancy

Specify whether the tenancy is for a fixed term (most commonly one year) or month-to-month from the start. Enter the start date. For fixed-term leases, enter the end date.

Important: In Ontario, when a fixed-term lease expires, it automatically converts to a month-to-month tenancy on the same terms. You cannot force a tenant to sign a new lease or leave at the end of a fixed term.

Section 5: Rent

Enter the total rent amount and the payment frequency (usually monthly). Specify the day rent is due (typically the first of each month). List the acceptable payment methods.

If rent includes anything beyond the basic occupancy (parking, utilities, storage), itemize those amounts. This matters because rent increases apply to the total rent, and disputes about what was included are common.

Section 6: Services and Utilities

Check the boxes indicating which utilities and services are included in the rent and which the tenant pays separately. This section covers:

• Electricity
• Heat
• Water
• Internet
• Parking
• Laundry
• Air conditioning
• Storage

Be thorough and accurate. If heat is included in rent but you later try to charge for it separately, you cannot do so without the tenant's agreement.

Section 7: Rent Discounts

If you offer any rent discounts (for example, a reduced rate for the first month), record them here. Be specific about the discount amount and which period it applies to.

Section 8: Rent Deposit

Record the last month's rent deposit amount. In Ontario, this is the only deposit you can legally collect. You cannot collect a security deposit, damage deposit, or pet deposit.

The rent deposit must equal no more than one month's rent (or the rental period amount for weekly or bi-weekly tenancies). You must pay interest on it annually at the rent increase guideline rate.

Section 9: Key Deposit

If you collect a key deposit, record the amount here. The deposit cannot exceed the reasonable cost of replacing the keys. You must return it when the tenant returns the keys at the end of the tenancy.

Section 10: Smoking

Indicate whether smoking is permitted in the rental unit. You can prohibit smoking as a term of the lease. Note that smoking cannabis is treated the same as smoking tobacco for these purposes.

Section 11: Tenant's Insurance

You can indicate whether you require the tenant to have renter's insurance. While you can recommend it, enforcing this requirement has limitations under the RTA. Many landlords include it as a strong recommendation rather than a mandatory term.

Section 12: Changes to the Rental Unit

Note any agreed-upon alterations the tenant can make. Under the RTA, tenants generally need your permission to make alterations, and they can be required to restore the unit to its original condition upon moving out.

Section 13: Additional Terms

This is where you add terms beyond the standard form. You can include:

• Rules about pets (breed, size, number)
• Maintenance responsibilities for exterior areas (lawn, snow removal)
• Guest policies
• Noise and quiet hour guidelines
• Building-specific rules

Important: Any additional term that conflicts with the RTA is void and unenforceable, even if the tenant signs it. For example, you cannot include a term requiring the tenant to pay for regular carpet cleaning or prohibiting overnight guests.

Common Mistakes to Avoid

• Leaving sections blank: Fill out every applicable section. Blank fields create ambiguity
• Including illegal terms: No-pet clauses (for most units), mandatory professional cleaning fees, and damage deposit requirements are all unenforceable
• Wrong rent deposit amount: The deposit must match one month's rent, not an arbitrary amount
• Not providing a copy: You must give the tenant a signed copy within 21 days
• Using an outdated version: Download the current form from the Ontario government website each time

After Signing

Once both parties have signed:

1. Provide the tenant with a copy of the signed lease
2. Store your copy securely (digitally and physically)
3. Complete the move-in inspection before or on the move-in date
4. Begin the tenancy according to the terms in the lease

Can You Add a Pet Clause?

This is one of the most common questions. In Ontario, no-pet clauses are generally void under the RTA. Even if a tenant signs a lease with a no-pet clause, they cannot be evicted solely for having a pet. The exceptions are if the pet causes allergic reactions in other tenants, damages the property, causes noise disturbances, or is a dangerous breed prohibited by municipal bylaw.

You can include a clause about pet-related expectations (cleaning up after pets, keeping them leashed in common areas), but you cannot enforce a blanket no-pet rule.

Modifying the Lease During a Tenancy

Both parties can agree to modify the lease terms during a tenancy, but changes require mutual written consent. You cannot unilaterally change lease terms. If you want to add or modify a term, discuss it with the tenant and document the agreement as an addendum to the original lease.

The Ontario Standard Lease is designed to protect both landlords and tenants by ensuring clarity and consistency. Fill it out thoroughly, keep additional terms reasonable and legal, and provide your tenant with a copy. A properly completed lease is your first line of defence in any dispute.