Landlord Maintenance Responsibilities in Ontario: What You Must Fix

Your Legal Obligations Under the Residential Tenancies Act

If you own rental property in Ontario, maintenance isn't optional. It's the law. Under Section 20 of the Residential Tenancies Act (RTA), landlords are responsible for maintaining rental units and the residential complex in a good state of repair. That means everything from the roof to the basement, and everything in between.

This obligation exists regardless of whether your tenant reports an issue. You can't wait for a complaint. If you know something's broken, or should reasonably know, you need to fix it.

What "Good State of Repair" Actually Means

The RTA doesn't give you a specific checklist, but the Landlord and Tenant Board (LTB) has interpreted this standard broadly over the years. Generally, it means:

• Structural integrity, including walls, ceilings, floors, foundations, and roofing
• Plumbing systems that work properly, with no leaks or drainage issues
• Electrical systems that are safe and functional
• Heating systems that maintain a minimum temperature of 20 degrees Celsius from September to June
• Appliances that were included with the rental, such as fridge, stove, dishwasher
• Common areas like hallways, parking lots, laundry rooms, and lobbies
• Pest control for infestations like cockroaches, bed bugs, mice, or rats

You don't get to pick and choose. If it came with the unit, you maintain it.

Maintenance vs. Cosmetic Issues

There's a line between maintenance and cosmetic preferences. A cracked window that lets in cold air? That's your problem. A tenant who doesn't like the paint colour? That's not.

Here's a quick guide:

You Must Fix

• Broken locks or security features
• Leaking pipes or faucets
• Mould caused by building deficiencies
• Faulty smoke detectors or carbon monoxide alarms
• Broken windows or doors
• Non-functioning appliances provided with the unit
• Damaged flooring that poses a safety hazard

You Likely Don't Have To Fix

• Cosmetic scratches on walls from normal wear and tear
• Minor scuff marks on flooring
• Faded paint
• Tenant-caused damage (though you still must repair it, then seek compensation)

One important note: even if a tenant caused the damage, you're still responsible for making the repair. You can file a claim at the LTB for the cost afterward, but the unit must remain habitable.

Health and Safety Standards

Ontario's municipal property standards bylaws add another layer. Your local municipality may have specific requirements around:

1. Minimum room temperatures during heating season
2. Hot water availability at all times
3. Ventilation requirements in kitchens and bathrooms
4. Fire safety, including working smoke alarms on every floor and carbon monoxide detectors near sleeping areas
5. Exterior maintenance like snow removal, grass cutting, and garbage disposal

Failing to meet these can result in fines, orders from municipal inspectors, and even rent abatements ordered by the LTB.

What Happens If You Don't Maintain

Tenants have options. And they know it. If you ignore maintenance requests, here's what can happen:

• Tenants can file a T6 application at the LTB for maintenance issues
• The LTB can order you to complete repairs within a set timeframe
• You may be ordered to pay a rent abatement, essentially a refund for the period the unit wasn't properly maintained
• Municipal inspectors can issue property standards orders
• Repeated violations can lead to fines under the Provincial Offences Act

The cost of ignoring a $200 repair can easily balloon into thousands in LTB orders and legal fees. It's not worth the risk.

Setting Up a Maintenance System That Works

The smartest landlords don't wait for things to break. They build systems that catch problems early. Here's what that looks like:

1. Create a clear process for tenants to submit maintenance requests in writing
2. Respond promptly, ideally within 24 hours for non-emergencies
3. Document everything, including photos, receipts, and communication
4. Schedule seasonal inspections to catch problems before they escalate
5. Keep a list of reliable contractors for plumbing, electrical, and HVAC work

Utility Systems and Submetering

While landlords are responsible for maintaining building utility infrastructure, there's a growing trend toward submetering individual units. This gives tenants direct visibility into their own consumption and takes utility billing off your plate entirely.

If your building's utility costs are climbing, Axis Meter Solutions can install Measurement Canada-approved meters and handle all tenant billing. You focus on maintaining the property rather than chasing utility payments. It's especially useful in older buildings where shared utility costs keep rising.

Tools like BricksAbove can help you track maintenance requests, store documentation, and keep a clear record of every repair. That paper trail matters if you ever end up at the LTB.

Tenant Responsibilities

It's not all on you. Tenants have obligations too. Under Section 33 of the RTA, tenants must:

• Keep the unit reasonably clean
• Report maintenance issues promptly
• Not cause damage beyond normal wear and tear
• Allow the landlord access for repairs with proper notice (24 hours)

If a tenant damages something, you still fix it, but you can apply to the LTB to recover costs.

Emergency Repairs

Some repairs can't wait. If there's a burst pipe, no heat in winter, or a gas leak, you need to act immediately. The RTA doesn't define a specific response time for emergencies, but the LTB expects reasonable urgency.

For emergencies, you're allowed to enter the unit without 24 hours notice. Document the emergency and the steps you took. Having a reliable emergency contact list is essential.

Understanding your true rental returns means looking beyond the rent cheque. Our free rental income calculator helps you factor in all expenses to see what you actually take home each month. For a detailed breakdown, try the cash flow calculator to model different scenarios.

The Bottom Line

Maintenance isn't glamorous, but it's the backbone of successful property management. Stay on top of repairs, document everything, and respond quickly. Your tenants will be happier, your property will hold its value, and you'll avoid expensive LTB proceedings.

If you're managing multiple properties, consider using BricksAbove to centralize your maintenance tracking and stay organized. It's built for Ontario landlords who want to do things right.