The Ontario standard lease and the clauses that matter

If you rent out a home in Ontario, the lease you sign is not just a private agreement. For most tenancies, the province requires a specific form, and the rules behind it decide which of your clauses actually hold up.

This is a plain walk-through of what the Ontario standard lease is, who has to use it, and the parts that matter most for landlords and property managers. It is written to help you understand the document, not to replace advice on your specific situation.

What is the Ontario standard lease?

The form is published by the province and covers the basics every tenancy needs: the parties, the rental unit, the rent amount and due date, the term, and what is and is not included. Because everyone uses the same template, there is less room for confusion about what was agreed.

Who has to use the standard lease, and who is exempt?

Most private residential tenancies are covered, but some are not.

The standard lease applies to most new written agreements for private residential rentals in Ontario. The province's guide lists exemptions, so it is worth checking before you assume it applies.

• Generally covered: most apartments, condos, houses, and secondary units rented privately.
• Commonly exempt: categories such as care homes, certain seasonal or temporary housing, most co-operative housing, and other situations named in the official guide.
• When you are unsure: the safe move is to read the province's guide or contact the Landlord and Tenant Board rather than guessing.

If your rental falls into an exempt category, the Residential Tenancies Act may still apply in other ways, so exemption from the form does not always mean exemption from the law.

Which clauses in the standard lease matter most?

A few sections carry more weight than the rest because they define money, time, and responsibilities.

• Rent and due date: the amount, when it is due, and how it is paid. This is the backbone of the agreement.
• Term: whether the tenancy is fixed-term or month to month, and what happens when a fixed term ends.
• Services and utilities: what is included in rent (heat, water, parking, and so on) and what the tenant pays separately.
• Rent deposit: the standard lease and the Act set out what a landlord can and cannot collect. A rent deposit is not the same as a damage deposit.
• Additional terms: the section where you can add your own clauses, within limits explained below.

Can a landlord add their own clauses?

Yes, but added clauses cannot override the Residential Tenancies Act.

The standard lease includes a space for additional terms. You can use it to set reasonable rules, but any term that takes away a tenant's right under the Act, or removes a landlord obligation, is void. That means it simply does not apply, even if both parties signed it.

Common examples of clauses that do not hold up include ones that try to charge fees the Act does not allow, or ones that try to end a tenancy in a way the law does not permit. When there is a conflict, the Residential Tenancies Act wins.

What happens if you do not provide the standard lease?

There are real consequences when the form is required but not used.

If a landlord fails to give a tenant the standard lease when it applies, the tenant can request one in writing. If the landlord still does not provide it within the timelines in the rules, the tenant may be able to withhold up to one month of rent, and further steps can follow. The province's guide sets out the exact sequence and timing.

The practical lesson is simple: use the correct form from the start. It protects the landlord as much as the tenant, because a clear, compliant lease is far easier to enforce than a handwritten agreement full of clauses that turn out to be void.

Frequently asked

Do all Ontario landlords have to use the standard lease?

Most private residential tenancies that begin on or after April 30, 2018 must use the Ontario standard lease. Some rentals are exempt, including certain types of housing such as care homes, seasonal or temporary units, most co-ops, and units covered by other rules. When in doubt, check the official guide or ask the Landlord and Tenant Board.

What happens if a landlord does not provide the standard lease?

If a landlord did not use the standard lease when required, the tenant can ask for one in writing. If it is still not provided within the timelines set out in the rules, the tenant may be able to withhold up to one month of rent, and other consequences can follow. The official guide explains the exact steps and timing.

Can a landlord add their own clauses to the standard lease?

Yes, landlords and tenants can add terms in the section set aside for additional terms, but those terms cannot conflict with the Residential Tenancies Act. Any added clause that takes away a right the Act gives a tenant, or removes a landlord obligation, is void and cannot be enforced.