Portable Air Conditioners in Rental Units: Can Your Tenant Install One?
Yes, in most cases. Since July 1, 2026, Ontario tenants have a right to install their own window or portable air conditioner if they meet certain conditions, even if the lease says no. Here is what landlords can and can’t do, including the new seasonal rent rules.
Key points
- If you don’t provide air conditioning, a tenant can install a window or portable unit if they meet all the conditions.
- A lease term banning air conditioners doesn’t override this right.
- You can inspect it with 24 hours’ written notice.
- If electricity is included in the rent, you may charge a seasonal increase limited to the actual cost of running it.
The rules took effect on July 1, 2026. They don’t apply to mobile home parks or land lease communities.
The tenant’s conditions
- Tell the landlord in writing before installing it, including when they plan to use it.
- If electricity is included in the rent, give the landlord any available information on its energy efficiency and intended use.
- The installation isn’t prohibited by municipal property standards bylaws or other laws.
- It is installed safely and securely and maintained according to those bylaws.
- It doesn’t damage the unit or the building.
If the tenant meets every condition, they can install it even if the lease forbids air conditioners or you object. Units installed before July 1, 2026 must meet the same conditions, except the two notice and information requirements.
Inspecting the unit
With at least 24 hours’ written notice, you can enter to check whether the air conditioner is causing damage, is installed safely and securely, and complies with bylaws and other laws.
Questions about the new air conditioner rules? Book a free 20-minute call.
Book a free 20-minute call →The seasonal rent increase
If electricity is included in the rent, and the lease doesn’t prohibit it, you can increase the rent to cover the cost of running a tenant’s air conditioner installed on or after July 1, 2026.
| Rule | What it means |
|---|---|
| Amount | No more than the actual electricity cost, or a reasonable estimate based on the tenant’s information |
| Timing | Only for the months the air conditioner is in use |
| Decrease | The rent must go back down by the same amount when it is removed or no longer used |
| Notice | The usual 90-day notice and 12-month rules don’t apply. Tell the tenant the dates and amount. |
| Exception | No increase if the lease says the tenant can install one without a rent increase |
If there is a dispute
- A tenant who believes the seasonal charge is too high, or wasn’t removed, can file a T1.
- A tenant refused an air conditioner despite meeting the conditions can file a T2.
- If a tenant doesn’t pay a proper seasonal charge, you can use the usual process for unpaid rent.
Frequently asked questions
Can I ban air conditioners in my lease?
Not if the tenant meets all the conditions. They can install a window or portable unit even if the lease says no.
Can I charge extra for the tenant’s air conditioner?
If electricity is included in the rent and the lease doesn’t prohibit it, you can add a seasonal increase limited to the actual or reasonably estimated electricity cost.
Do I need to give 90 days’ notice for the seasonal increase?
No. The usual 90-day and 12-month rules don’t apply to this increase.
Can I inspect the air conditioner?
Yes, with at least 24 hours’ written notice.
What if the tenant stops paying the seasonal charge?
You can use the usual process for unpaid rent.
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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