Ontario lease agreement: What landlords need to know (2026)

An Ontario lease agreement is the mandatory, government-issued form that landlords and housing providers must use for most residential rental contracts in the province. Also known as the Ontario standard lease, Ontario standard lease agreement or Residential Tenancy Agreement, this form becomes legally binding once signed and sets out the rights and responsibilities of both landlords and tenants for the duration of the tenancy.

Getting your lease agreement right matters. A lease that is missing key details, uses an outdated form, or includes unenforceable clauses can lead to disputes or delays at the Landlord and Tenant Board. Completing the standard lease correctly helps ensure the agreement meets Ontario's legal requirements and reduces the likelihood of issues later on.

This guide explains what's included in the standard lease, what terms can and can't be added, common mistakes to be aware of, and how to create a compliant Ontario lease agreement online.

What is an Ontario lease agreement?

An Ontario lease agreement, also referred to as an Ontario rental agreement, Ontario tenancy agreement or residential tenancy agreement in Ontario, is the official document for residential rentals in the province. Since April 30, 2018, landlords are required to use this form when creating residential rental contracts. For most residential tenancies, using the Ontario standard lease is mandatory. It's formally known as the Residential Tenancy Agreement (Standard Form of Lease).

The lease outlines the terms of the tenancy, including rent, utilities, deposits, maintenance responsibilities and other obligations for both landlords and tenants. It's based on Ontario's Residential Tenancies Act, 2006 (RTA), which means any lease terms that conflict with the Act are not enforceable, even if they appear in the agreement and the tenant has signed it.

Landlords may include additional terms in the lease, but those terms must be consistent with the RTA.

What the Ontario standard lease covers at a glance

The Ontario standard lease is divided into 17 sections, each covering a different area of the rental agreement. While the form is structured, certain areas require more attention than others.

Additional terms: What landlords can and can't add

The standard lease allows landlords to add extra terms, but only within the limits of Ontario's tenancy laws. These terms cannot override the Residential Tenancies Act.

In practice, this means landlords can include certain operational rules, but cannot restrict or remove rights protected under the Act.

You can add

• Garbage disposal rules
• Shared space rules
• Guest parking rules
• Smoking rules for the rental unit or property

You can't add

• Damage deposits
• Pet deposits
• Cleaning deposits
• Blanket bans on pets (except where required by condo rules)
• Rules that prevent tenants from having guests or roommates
• Rules that make tenants pay for repairs that are legally the landlord's responsibility

If a term conflicts with Ontario's Residential Tenancies Act, it will not be enforceable, even if the tenant signs the lease.

Common mistakes Ontario landlords make when creating a lease

Disputes between landlords and tenants can arise from seemingly innocent mistakes that show up in lease agreements. Failing to provide key details, leaving boxes unchecked, adding illegal terms, and other errors can lead to arguments and legal trouble. Here are some common mistakes to avoid when setting up your Ontario rental agreement.

Using an outdated form

Landlords are required to use the current version of the Ontario standard lease, which is included for free in SingleKey's eLease product. The Ontario standard lease was last updated in December 2020 and applies to leases that began in March 2021 or later. Older templates or generic online forms may not meet current requirements.

Adding illegal rules

Some terms are disallowed under Ontario's tenancy regulations, even if your tenant agrees to them. For example, you cannot ban pets on your rental or prevent your tenant from inviting friends to sleep overnight. Be sure to learn what's allowed and what's not in Ontario leases.

Charging a damage deposit

Damage deposits are not allowed in Ontario. Landlords may only collect a rent deposit, typically used for the last month of rent. Any additional deposit type is not permitted under the Residential Tenancies Act.

Forgetting to give tenants a signed copy of the lease

Landlords must provide this within 21 days of signing. If a tenant requests the standard lease in writing and it is not provided within 21 days, they may be entitled to withhold one month's rent until the signed copy is received.

Listing rent or additional charges vaguely

Rent and additional charges should always be clearly outlined. This includes a breakdown of any additional costs such as parking or utilities, to avoid confusion later in the tenancy.

How to create an Ontario lease agreement

There are two ways to create an Ontario tenancy agreement: manually or online.

See how manual leases compare to eLease.

The Ontario standard lease is updated periodically. Always confirm you're using the current form before sending it to a tenant.