Spring Maintenance Checklist for Ontario Landlords
Spring is the time to catch winter damage, get ready for summer and build the paper trail that protects you at the LTB. Here is a practical checklist, plus how to handle entry and the new air conditioner rules properly.
Key points
- Landlords must keep rental units in a good state of repair and fit to live in.
- Give 24 hours’ written notice for inspections, between 8 a.m. and 8 p.m.
- Dated photos and repair records are your best defence in a maintenance dispute.
- Since July 1, 2026, tenants can install their own window or portable AC if they meet the conditions.
A rental that is maintained on a schedule costs less to run and is much easier to defend if a tenant raises maintenance issues at a rent hearing or files a T6.
Before you inspect
Give the tenant at least 24 hours’ written notice stating the reason and a time between 8 a.m. and 8 p.m. Inspections are a permitted reason, but every entry needs proper notice. See the 24-hour entry rule.
Exterior
- Roof: missing shingles, flashing and ice damage.
- Gutters and downspouts: clear, and draining away from the foundation.
- Foundation: cracks or signs of water getting in.
- Walkways, steps and railings: heaving, loose boards or trip hazards.
- Windows and screens: damage, seals and locks.
Heating, cooling and safety
- Service the furnace and replace the filter.
- If you provide central air, have it serviced before the heat arrives.
- Test smoke alarms and carbon monoxide alarms and replace batteries as needed.
- Check that exterior vents are clear.
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- Check under sinks and around toilets for slow leaks.
- Look at the water heater for corrosion or leaks.
- Reconnect outdoor taps and check for freeze damage.
- Test the sump pump, if there is one.
Tenant air conditioners
Since July 1, 2026, a tenant can install their own window or portable air conditioner if they give you written notice first and it is installed safely, follows local bylaws and doesn’t cause damage. You can inspect it with 24 hours’ written notice. If electricity is included in the rent, you may be able to charge a seasonal rent increase for the cost of running it. See portable air conditioners.
Documentation
Take dated photos at each inspection. Record what you checked, what you fixed and when. Respond to repair requests in writing. If a tenant later raises maintenance issues, this record shows you maintained the property consistently.
Frequently asked questions
Can I inspect my rental unit in spring?
Yes, with at least 24 hours’ written notice stating the reason and a time between 8 a.m. and 8 p.m.
Who is responsible for repairs?
The landlord must keep the unit in a good state of repair, even if the tenant knew about the problem when they moved in. Tenants are responsible for damage they or their guests cause.
Can my tenant install an air conditioner?
Since July 1, 2026, yes, if they give written notice and install it safely without damage, following local bylaws.
Why keep maintenance records?
They are your best evidence if a tenant raises repair issues at the LTB.
What should I check first after winter?
The roof, gutters, foundation and anything that lets water in.
About Robert Di Lisi
Robert is a paralegal licensed by the Law Society of Ontario and co-founder of Stonegate Legal Services, a landlord-only firm. He leads client intake and speaks at landlord seminars across the GTA. Like the rest of the team, he is a landlord himself.
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