Landlord Entry in Ontario: The 24-Hour Notice Rule Explained
You can enter your rental unit, but only for the right reasons, at the right times and with the right notice. Get it wrong and the tenant can file a claim against you. Here is what the law requires.
Key points
- For most entries you must give at least 24 hours’ written notice, with the reason and a time between 8 a.m. and 8 p.m.
- You can enter without notice in an emergency, or if the tenant agrees at the time.
- After the tenant has given notice to end the tenancy, you can show the unit to new tenants without written notice between 8 a.m. and 8 p.m., if you try to let them know first.
- Entering without a proper reason or too often can lead to a tenant T2 application.
Ontario landlords have the right to enter a rental unit, but only in certain situations and with proper notice. Getting it wrong can lead to a tenant application for harassment or interfering with their reasonable enjoyment. Here is what the Residential Tenancies Act requires.
The 24-hour written notice
In most cases you must give the tenant at least 24 hours’ written notice before entering. The notice must state the reason for entry and the time you will enter, which must be between 8 a.m. and 8 p.m. A text or verbal heads-up is not enough on its own, so put it in writing.
Reasons you can enter with notice
- To make repairs or do maintenance work.
- To inspect the unit to see whether repairs are needed.
- To show the unit to a prospective buyer, insurer or mortgage lender.
- To allow a property appraiser, engineer or similar professional to inspect it.
- Any other reasonable reason allowed in the tenancy agreement.
When you can enter without written notice
| Situation | Rule |
|---|---|
| Emergency, such as a fire or flood | Enter right away, at any time |
| The tenant agrees at the time | Enter with the tenant’s consent |
| Showing to new tenants after notice to end the tenancy | 8 a.m. to 8 p.m., after a reasonable effort to let the tenant know |
| Cleaning, if the lease says the landlord cleans | At the times set in the lease, or 8 a.m. to 8 p.m. |
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Book a free 20-minute call →What counts as illegal entry
Entering without notice when it is required, entering outside 8 a.m. to 8 p.m., changing the locks while the tenant is away, or entering more often than reasonably needed can all lead to a T2 application by the tenant. The Board can order a rent abatement, compensation, or other remedies, and serious cases can lead to fines.
How to give proper notice
- Write the date and time of entry, between 8 a.m. and 8 p.m.
- State the specific reason, for example "inspect the kitchen sink leak".
- Serve it at least 24 hours before entry, and keep a copy.
- Enter only for that reason, and keep the visit reasonable in length.
- Note what was done during the visit for your records.
Frequently asked questions
How much notice does a landlord need to enter in Ontario?
At least 24 hours’ written notice, stating the reason and a time between 8 a.m. and 8 p.m., unless an exception applies such as an emergency or the tenant’s consent.
Can a landlord enter without notice in an emergency?
Yes. In an emergency, such as a fire or flood, a landlord can enter at any time without notice.
Can I show the unit to new tenants without 24 hours’ notice?
Yes, once the tenant has given or received notice to end the tenancy, or signed an agreement to end it. You can show it between 8 a.m. and 8 p.m. after making a reasonable effort to let the tenant know.
Can a tenant refuse entry after proper notice?
No. If you gave proper written notice for a valid reason, the tenant cannot refuse. If they keep blocking access, you may be able to apply to the LTB.
Is a text message enough notice?
Notice must be in writing. Many landlords use text or email, but a written notice delivered properly is the safest way to avoid a dispute.
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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