How to Show a Tenanted Property Without Violating the Tenant’s Rights
Selling a tenanted property means balancing showings with your tenant’s right to reasonable enjoyment of their home. Get it wrong and you risk a tenant application and a harder sale. Here is how to handle showings properly.
Key points
- To show the unit to buyers, give at least 24 hours’ written notice with the reason and a time between 8 a.m. and 8 p.m.
- Email or other electronic notice only counts if the tenant agreed to it in writing.
- Too many showings, or showings at bad times, can be found to interfere with the tenant.
- If the tenant refuses entry after proper notice, document it and get advice.
Selling a tenanted property in Ontario means balancing your need to show the unit with the tenant’s right to reasonable enjoyment. Getting this wrong can lead to a T2 application for interference or harassment, and it can complicate the sale.
Written notice for showings to buyers
Every entry to show the unit to a prospective buyer needs at least 24 hours’ written notice. The notice must state the reason and the time of entry, which must be between 8 a.m. and 8 p.m. A vague notice covering “showings this week” is not enough. Each entry should have a specific date and time.
Showings to prospective new tenants are different. After the tenancy has been ended by a notice or agreement, you can show the unit to new tenants between 8 a.m. and 8 p.m. without written notice, after a reasonable effort to let the tenant know.
How to give notice
| Method | Counts as written notice? |
|---|---|
| Handed to the tenant | Yes |
| Mail slot or mailbox at the unit | Yes |
| Email or text | Only if the tenant agreed in writing to receive notices that way |
| Phone call or conversation | No |
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The law doesn’t set a fixed limit on showings. But the Board has found that excessive showings, especially when a tenant works from home, has young children or faces showings at inconvenient times, can be interference with reasonable enjoyment.
- Group showings into set time blocks.
- Ask the tenant which times work best.
- Keep each showing reasonable in length.
- Leave the unit as you found it.
If the tenant refuses entry
- Confirm your notice was proper: in writing, 24 hours ahead, with a reason and time.
- Talk to the tenant about their concerns. Many disputes are solved this way.
- Document every refused entry.
- If it continues, get advice on an application to the LTB.
Frequently asked questions
How much notice do I need to show my rental to buyers?
At least 24 hours’ written notice, stating the reason and a time between 8 a.m. and 8 p.m.
Can I give one notice for all showings?
A vague notice for a whole week isn’t enough. Each entry should have a specific date and time.
Can I text the tenant the notice?
Only if the tenant agreed in writing to receive notices by text or email. Otherwise, deliver it in writing to the unit.
Is there a limit on how many showings I can do?
There is no fixed number, but excessive showings can be found to interfere with the tenant’s reasonable enjoyment.
What if the tenant refuses entry after proper notice?
Document it and try to resolve it with the tenant. If it continues, you may be able to apply to the LTB.
About Bita Di Lisi
Bita is the lead paralegal at Stonegate Legal Services and is licensed by the Law Society of Ontario. She represents Ontario landlords at the Landlord and Tenant Board and teaches landlords and investors about notices, LTB timelines and the mistakes that cost months.
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