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Every residential tenancy in Ontario must use the government's Standard Lease form — there are almost no exceptions. Yet countless landlords still sign custom leases that contain illegal clauses, miss mandatory sections, and end up at the Landlord and Tenant Board on shaky ground. This guide breaks down exactly what the Standard Lease requires, what you can add, and what will get you in trouble in 2026.
The Standard Lease — formally known as Form 2229E, the Residential Tenancy Agreement (Standard Form of Lease) — is the government-mandated lease that applies to almost every residential tenancy in Ontario. It came into force in 2018 and was updated on March 1, 2021. As a landlord, if you sign a tenancy agreement that isn't on the Standard Lease, you could be ordered to provide one anyway — and penalties can apply.
The Standard Lease does not apply to:
Ottawa note: For a standard residential tenancy in a house, condo, townhouse, or purpose-built rental, the Standard Lease is mandatory. There is no "opt-out" — even if both landlord and tenant prefer a custom document.
The Standard Lease is organized into numbered sections. The first two pages contain the substantive terms; the last pages restate the tenants' rights in plain language. Here's what each section requires.
| Section | What it covers | Common pitfalls |
|---|---|---|
| 1. Parties | Landlord and tenant names and addresses | Using a P.O. box or agent address incorrectly |
| 2. Rental unit | Address, unit description, parking, amenities | Promising parking or a locker that isn't owned |
| 3. Term & dates | Start date, fixed or monthly term, end date | Confusing "fixed term" with "cannot be renewed" |
| 4. Rent | Rent amount, payment frequency, due date, method | Requiring post-dated cheques as a condition |
| 5. Services & utilities | Who pays for hydro, gas, water, internet | Leaving undefined then disputing later |
| 6. Rent deposits | Last month's rent deposit (max one month) | Collecting more than one month or a "damage deposit" |
| 7. Key deposit | Refundable key/fob deposit amount | Charging a non-refundable key fee |
| 8. Tenant insurance | Whether tenant insurance is required | Requiring it but never verifying proof |
The final pages of the Standard Lease restate the tenant's statutory rights — including the right to rent control, the right to reasonable enjoyment, and the landlord's duty to maintain the unit. You cannot remove these pages or alter them. They must be provided as-is.
Here's the critical rule every Ontario landlord must understand: a clause that contradicts the Residential Tenancies Act is void, even if the tenant signed it. At the LTB, a void clause is treated as if it never existed — but it can also call your entire document into question and cost you credibility.
❌ "No pets allowed"
Void. Ontario has no pet bans in residential tenancies (except for specific condo rules and premises shared with the landlord).
❌ "Damage deposit" or rent deposit over one month
Void. You may only collect a last month's rent deposit — no more, and no separate damage deposit.
❌ "Tenant responsible for all repairs"
Void. The RTA places the duty to repair on the landlord and this cannot be transferred.
❌ "No guests allowed overnight" / "no subletting"
Void. Tenants have the right to reasonable enjoyment, including guests, and limited rights to assign or sublet.
❌ Landlord can enter anytime without notice
Void. Landlords must give 24 hours' written notice for most entries.
Why this matters: A landlord who relies on a void clause at eviction often loses the case entirely. Worse, if you make a tenant believe they don't have a right — like the right to a pet — you can face an application under the RTA. Always align your lease with the Act.
The Standard Lease has a section (Section 15 — Additional Terms) where you can add your own rules. But there's a hard limit: additional terms cannot contradict the RTA and cannot remove a tenant's statutory rights. Legitimate terms are enforceable; illegal ones are void.
Drafting tip: Write additional terms in plain, specific language — not legalese. Terms that are vague, overly broad, or that a tenant couldn't reasonably understand are more likely to be struck down at the LTB.
If you're using an old or custom lease, your tenant has the right to request the Standard Lease in writing. You must provide it within 21 days. Failure to comply has real consequences.
| Timeline | Tenant remedy |
|---|---|
| You don't provide it in 21 days | Tenant can withhold one month's rent |
| Still not provided after 30 more days | Tenant does not have to repay that withheld month |
| Tenant may also terminate | Can end the tenancy with 60 days' notice |
Ottawa Prime Properties prepares compliant Standard Leases, enforced addendums, and proper deposit handling for every tenancy we manage — so you start and end tenancies on solid legal footing.
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