Selling a tenanted property in Ontario requires balancing your legitimate need to show the unit with your tenant’s legal right to quiet enjoyment. Getting this wrong can result in a T2 application for harassment or interference — and can complicate the sale. Here is how to handle showings correctly.
The 24-Hour Notice Requirement Always Applies
Even when a property is listed for sale and showings are frequent, the 24-hour written notice requirement applies every time you want to enter the unit. You cannot give blanket notice covering all showings for the week. Each showing requires a separate written notice specifying the date, time, and reason for entry.
What Counts as Written Notice
Written notice can be delivered by hand, left in the mailbox, sent by email if the tenant has consented to email service, or sent by any other method the RTA permits. Texting may be acceptable if the tenant responds confirming they received it. Verbal notice is not sufficient — do not assume a phone call covers your obligation.
Reasonable Frequency and Timing
While the law does not set a hard limit on how often you can show the unit, the LTB has found that excessive showings — particularly when the tenant works from home, has children, or the showings are at inconvenient hours — can constitute interference with reasonable enjoyment. Coordinate with the tenant where possible and aim for clustering showings to minimize disruption.
When the Tenant Refuses Entry
If you have given proper 24-hour written notice and the tenant refuses to allow entry, you have not violated the RTA — the tenant has. You can document the refusal and consider filing an application. However, before going that route, try communicating with the tenant about their concerns. Many showing disputes can be resolved without litigation.
What Comes Next
Stonegate helps Ontario landlords navigate property sales while managing tenant rights obligations. Book a free call at https://calendly.com/stonegatelegalservices/20min.
▶ Watch: Top 5 Realtor Mistakes When Selling Tenanted Properties in Ontario
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