Is My Landlord Required to Use the Standard Lease in Ontario?

Yes — With Limited Exceptions

Since April 30, 2018, most residential landlords in Ontario are required by law to use the Standard Form of Lease prescribed by the provincial government. This is not optional. If your landlord hands you a custom lease, a downloaded template, or a one-page "rental agreement," it likely does not comply with Ontario law.

What the Law Says

Ontario Regulation 9/18, made under the Residential Tenancies Act, 2006 (RTA), prescribes the Standard Form of Lease that must be used for most residential tenancy agreements. The regulation was filed on January 31, 2018, and took effect on April 30, 2018.

Section 12.1 of the RTA (added by the Rental Fairness Act, 2017) provides the statutory authority:

• A landlord must use the form of tenancy agreement prescribed by regulation
• A tenant may request the standard lease in writing if the landlord did not provide one
• The landlord must provide the standard lease within 21 days of the tenant's written request

When Is the Standard Lease Required?

The Standard Form of Lease is required for most residential tenancies entered into on or after April 30, 2018. This includes:

• Apartments, houses, condos, and basement units rented for residential purposes
• Single rooms if the tenant has a full tenancy agreement with the landlord
• New tenancies and lease renewals entered into after the effective date

When Is It NOT Required?

The standard lease is not required for:

• Care homes as defined under the RTA
• Mobile home parks and land lease communities — these have separate provisions
• Social and supportive housing provided by non-profit or government organizations
• Tenancies existing before April 30, 2018 — unless the lease is renewed or a new agreement is entered into
• Student residences at universities or colleges that are exempt from the RTA

What Happens If Your Landlord Refuses?

If your landlord does not provide the Standard Form of Lease, you have a specific remedy under section 12.1 of the RTA:

1. Request it in writing — Send your landlord a written request (email is fine) asking for the standard lease.
2. Wait 21 days — The landlord has 21 days from the date of your request to provide it.
3. Withhold one month's rent — If the landlord fails to provide the standard lease within 21 days, you may withhold one month's rent. This is not a penalty — it is a statutory right.
4. 30-day repayment window — If the landlord provides the standard lease after you withhold rent, you must repay the withheld rent within 30 days.
5. If they still refuse — If 30 days pass after withholding and the landlord still has not provided the standard lease, you keep the withheld rent.

This is one of the few situations where the RTA expressly permits tenants to withhold rent.

What the Standard Lease Contains

The Standard Form of Lease includes:

• Mandatory terms that reflect the RTA — these cannot be changed or overridden
• Additional terms section where the landlord can add lawful conditions (parking, storage, etc.)
• Information about tenant rights built directly into the form
• Clear identification of the rental unit, rent amount, payment terms, and deposit

Any additional terms that conflict with the RTA are void and unenforceable under section 4 of the RTA, even if included in the standard lease.

Why This Matters

Custom leases and non-standard forms are where most illegal clauses hide. Landlords who avoid the standard lease often do so because they want to include terms the standard form explicitly prohibits — things like security deposits, guest restrictions, no-pet clauses, or unauthorized fees.

If your landlord gave you a non-standard lease, or if you want to check whether your lease complies with the Standard Form of Lease requirements, upload it to RenterShield. The scanner flags illegal clauses and non-standard terms automatically.