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A well-maintained rental property isn't just a landlord's legal obligation in Ontario — it's the single most reliable way to protect your investment, retain good tenants, and avoid the five-figure bills that come from deferred maintenance. In this guide, we break down exactly what Ottawa landlords should inspect and service every season of 2026, with a downloadable-style checklist you can work through month by month.
Ottawa winters are among the harshest in Canada, with average lows reaching −15°C and freeze-thaw cycles that wreak havoc on foundations, roofs, and plumbing. Winter maintenance is less about outdoor work and more about preventing emergency failures.
Ottawa-specific note: The City of Ottawa requires property owners to clear snow and ice from sidewalks abutting their property within 24 hours of a snowfall. Failure can result in fines, and if a tenant slips, you may face liability.
If your lease makes snow removal the tenant's responsibility in a multi-unit building, be aware the LTB has repeatedly ruled maintenance clause transfers in multi-unit properties are void. In single-family rentals, assign it clearly in writing.
Spring is inspection season. As the snow melts, hidden damage surfaces — and catching it early is the difference between a $300 repair and a $30,000 one.
| Inspection point | What to look for | Why it matters |
|---|---|---|
| Missing/damaged shingles | Curled, cracked, or blown-off shingles after winter wind | Water intrusion leading to wood rot and mould |
| Ice dam residue | Stains on soffits or fascia | Signals insufficient attic insulation/ventilation |
| Attic moisture | Dark patches, frost, or damp insulation | Ventilation failure leads to mould and rot |
Summer is the ideal window for larger, weather-dependent projects. Ottawa gets roughly 110–120 reliably dry days per year — use them wisely for exterior work that can't be done in winter.
Pro tip: Do your annual "tenant walk-through" in summer. It's the easiest time for tenants to be present, and catching issues early means you can schedule repairs before the fall rush when contractors are booked solid.
Fall is the single most important maintenance season in Ottawa. Everything you do now is cheap insurance against the six months of winter ahead.
Ontario's Residential Tenancies Act (RTA) sets a clear standard: landlords must keep the rental unit and building in a good state of repair, fit for habitation, and compliant with all health, safety, housing, and maintenance standards. This is a strict obligation — you cannot contract out of it.
The LTB treats these as urgent — they must be addressed immediately:
Ottawa minimum is 20°C between Sept 1 and June 1 (municipal standard)
Total failure of water or plumbing supply
Total loss of power not caused by the utility
Broken locks, doors, or windows that compromise safety
| Form | Purpose | What it can cost you |
|---|---|---|
| T6 | Tenant application about maintenance problems | Order to repair, rent abatement, out-of-pocket costs |
| T2 | Application about substantial interference | Rent abatement up to 100% for the affected period |
Tenants who file a T6 can win a rent abatement (a retroactive rent reduction) for the period their home was in disrepair — sometimes 25–100% of rent. Document every repair request and your response timeline. A written maintenance log is your best defence at a hearing.
The industry rule of thumb is to set aside 1–2% of the property value annually for maintenance, or roughly one month of rent. Here's what that looks like for typical Ottawa properties.
| Ottawa property type | Typical value (2026) | Annual budget (1%–2%) |
|---|---|---|
| Condo in Downtown Ottawa | $450,000 | $4,500 – $9,000 |
| Townhouse in Barrhaven | $600,000 | $6,000 – $12,000 |
| Single-family in Kanata | $850,000 | $8,500 – $17,000 |
| Duplex in Vanier | $700,000 | $7,000 – $14,000 |
Ottawa Prime Properties manages every item on this checklist for our landlords — seasonal inspections, 24/7 emergency response, vetted contractor coordination, and a documented maintenance log that protects you at the LTB.
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