The Ontario Standard Lease explained: what renters and landlords need to know
What the Ontario Standard Lease is, when it's required, what each section means, which extra terms are allowed, and what to do if you don't get one.
By Leap Editorial · Sep 28, 2026 · 2 min read
Since April 30, 2018, most residential leases in Ontario must be written on the province's Standard Lease form, officially the Residential Tenancy Agreement (Standard Form of Lease). It's designed to make leases clearer and to stop illegal terms from slipping in.
When it's required
The Standard Lease applies to most private residential rentals, including apartments, condos, houses, basement units and rooms in shared rentals where you don't share a kitchen or bathroom with the owner.
It generally doesn't apply to some other types of housing, such as many care homes, social and supportive housing, mobile home parks and land lease communities, and situations where you share a kitchen or bathroom with the owner or their immediate family.
What's in it
The form walks through:
- Parties to the agreement: landlord and tenant names.
- The rental unit: address, and any parking spaces.
- Contact information: where the landlord accepts notices and documents.
- Term: the start date, and whether it's fixed-term (for example one year) or month-to-month.
- Rent: the amount, when it's due, and what it includes.
- Services and utilities: who pays for what, such as hydro, heat, water, parking and laundry.
- Rent discounts, if any.
- Rent deposit: the last month's rent deposit, if there is one.
- Key deposit, if there is one.
- Smoking rules.
- Tenant's insurance, if the landlord requires it.
- Changes to the unit.
- Maintenance and repairs.
- Assignment and subletting.
- Additional terms.
- Changes to the agreement and signatures.
Additional terms: the part to read carefully
Landlords can add extra terms, but any term that conflicts with the Residential Tenancies Act is void and can't be enforced, even if you signed it. Common examples of terms that don't hold up:
- "No pets", in most cases. A no-pets clause in a lease is generally void in Ontario, though condo corporation rules can still restrict pets, and other rules apply to dangerous animals or allergies.
- A damage or security deposit
- Automatic rent increases outside the legal rules
- Giving up your right to go to the Landlord and Tenant Board
What if the landlord doesn't use it?
If your landlord should have used the Standard Lease and didn't, you can ask for one in writing. If they don't provide it within 21 days, you may be able to withhold one month's rent. If they still don't provide one within 30 days after you withhold, you generally don't have to pay that month back. Check the current rules with the Landlord and Tenant Board or a legal clinic before you withhold any rent.
When the lease ends
When a fixed-term lease ends, you don't have to sign a new one. Your tenancy automatically continues month-to-month on the same terms, and you keep your rights.
The takeaway
Read the whole lease, especially the additional terms. If something looks off, ask about it before you sign. And remember: an illegal term is unenforceable, whether or not it's in writing.
This article is general information, not legal advice. For your situation, contact the Landlord and Tenant Board, Tribunals Ontario, or a community legal clinic.
Frequently asked questions
Do I have to sign a new lease when my one-year lease ends?+
No. In Ontario, when a fixed-term lease ends, the tenancy automatically continues month-to-month on the same terms unless you and the landlord agree otherwise or one of you gives proper notice.
Is a no-pets clause enforceable in Ontario?+
Generally no. A no-pets clause in a residential lease is usually void under the Residential Tenancies Act. Condo corporation rules can still restrict pets, and other exceptions apply.
What happens if my landlord doesn't give me a Standard Lease?+
You can request one in writing. If the landlord doesn't provide it within 21 days, you may be able to withhold one month's rent, subject to the rules. Get advice from the Landlord and Tenant Board or a legal clinic first.
