A landlord's maintenance and repair obligations under the RTA

If you rent out a home in Ontario, maintenance is not optional. The Residential Tenancies Act sets a clear standard for the condition you have to keep a rental unit in, and that standard does not bend just because a tenant agreed to move in.

This is a plain-language walkthrough of what the law actually asks of you. It is written for landlords and property managers across the GTA who want to do this properly and avoid disputes at the Landlord and Tenant Board.

What repairs is a landlord responsible for in Ontario?

That obligation comes from section 20 of the Residential Tenancies Act, 2006, and the rest of this post breaks down what it covers in practice.

What does "good state of repair" actually cover?

It covers both the inside of the unit and the shared parts of the building.

Under the Act, the landlord must keep the rental unit in a good state of repair and fit for living, and must comply with health, safety, housing, and maintenance standards. That responsibility is broad and ongoing, not a one-time check at move-in. In practice it includes:

• The unit itself: plumbing, heating, electrical, appliances supplied with the unit, and structural elements.
• Common areas: hallways, stairs, entrances, and other shared parts of the residential complex.
• Health and safety: meeting the maintenance standards that apply to the building.

The province's own tenant rights guidance is direct about this: landlords are responsible for maintaining the rental property, repairs, and keeping it in a good state of repair. If something breaks through normal use, fixing it is the landlord's job.

Can a tenant waive the landlord's repair obligation?

No. The duty stays with the landlord regardless of what the tenant knew or agreed to.

The Residential Tenancies Act states that the landlord's maintenance obligation applies even if the tenant was aware of a state of non-repair or a contravention of standards before entering into the tenancy. So an "as-is" clause, a verbal understanding, or a lower rent does not erase the obligation. If you rent out a unit with a known problem, you are still on the hook to fix it.

This matters for landlords who buy a building with deferred maintenance. Inheriting a problem does not mean inheriting a waiver.

What are tenants responsible for, then?

Tenants are responsible for ordinary cleanliness and for repairing damage they cause.

The Act separates the two roles clearly. The tenant must keep the unit clean to a standard most people would consider ordinary, and the tenant is responsible for repairing or paying for any undue damage to the unit caused by the wilful or negligent conduct of the tenant, another occupant, or a guest. So the line runs roughly like this:

• Landlord: normal wear, aging systems, and anything that fails through regular use.
• Tenant: a broken window from a thrown object, a damaged door from forced entry, or harm caused by neglect.
• Cleanliness: day-to-day tidiness sits with the tenant, but that does not shift structural or systems repairs onto them.

The tenant also cannot be made responsible for normal wear and tear. That distinction is where many disputes start, so documenting condition at move-in and move-out helps both sides.

What should a landlord do when a repair is requested?

Act promptly, keep records, and treat written requests seriously.

A good process protects you if a matter ever reaches the Landlord and Tenant Board. Practical steps:

• Log every request with the date received and the date addressed.
• Respond in writing so there is a clear record of what you did and when.
• Prioritise health and safety items, such as heat, water, and electrical issues.
• Keep receipts and invoices from contractors as proof of work.

If a landlord does not maintain the unit, a tenant can apply to the Board, which can order repairs, a rent reduction, or other remedies. Staying organised is the simplest way to avoid that outcome.

Frequently asked

Is a landlord responsible for repairs even if the tenant caused the damage?

No. The landlord's repair duty covers normal wear and the condition of the unit, but it does not cover damage caused by the tenant, their guests, or another occupant. The tenant is responsible for repairing or paying for damage they cause through wilful or negligent conduct.

Can a landlord avoid repairs by saying the tenant accepted the unit as-is?

No. Under the Residential Tenancies Act, the landlord's obligation to maintain and repair applies even if the tenant was aware of the state of the rental unit before agreeing to rent it. An as-is clause cannot remove this duty.

What can a tenant do if a landlord will not make a repair in Ontario?

A tenant can put the request in writing, then apply to the Landlord and Tenant Board if the landlord does not act. The Board can order repairs, rent reductions, or other remedies. Tenants should keep records of requests and the landlord's response.