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BILL 60 AND ONTARIO’S RENTAL REFORMS: WHAT YOU NEED TO KNOW

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Tiffany Augustine

BILL 60 AND ONTARIO’S RENTAL REFORMS: WHAT YOU NEED TO KNOW

BILL 60 AND ONTARIO’S RENTAL REFORMS: WHAT YOU NEED TO KNOW

Ontario’s Landlord and Tenant Board (LTB) has faced severe hearing backlogs for years. To address this, the provincial government introduced Bill 60, the Fighting Delays, Building Faster Act, 2025 (now Statutes of Ontario 2025, chapter 14). Schedule 12 of this Act introduces sweeping updates to the Residential Tenancies Act, 2006 (RTA) aimed at accelerating evictions and streamlining LTB hearings.

Because these changes are rolling out in distinct phases, landlords and tenants must stay ahead of the changing legal landscape.

The Implementation Timeline

1. In Force (As of July 1, 2026)

  • Shorter Review Windows: The deadline to request an LTB internal review of a final decision decreased from 30 days to 15 days.
  • Accelerated Above Guideline Increase (AGI) Rules: For AGI applications, landlords must serve tenants within 7 days once directed by LTB (a decrease from 14 days) and file a certificate of service within 5 days.
  • Mandatory LTB Arrears Forms: Section 206 RTA repayment plans must use the official LTB Payment Agreement Form. Informal side agreements are no longer legally sufficient to sustain an application if a tenant defaults.
  • Air Conditioning Rights: Tenants may install AC units with written notice if the landlord does not provide them. Landlords may increase the rent for the season if electricity is included in the rent.
  • Doubled Fines: Maximum RTA non-compliance fines doubled to $100,000 for individuals and $500,000 for corporations.

2. Coming Into Force (September 21, 2026)

  • Compressed N4 Notice Period: The notice period for a Form N4 (Notice of End of a Tenancy for Non-payment of Rent) decreases from 14 days to 7 days for monthly and yearly tenancies.
  • N12 Compensation Exemption: If a landlord terminates a tenancy for personal use using an N12 notice, they are exempt from paying the standard one-month compensation only if they provide at least 120 days’ notice instead of the standard 60 days.

Dual Perspectives on the Reforms

The Landlord’s Perspective: Striking at Delays and “Trial by Ambush”

For housing providers, Bill 60 addresses long-standing frustrations regarding the financial strain of non-paying tenants and protracted LTB wait times.

  • Faster Arrears Recourse: Reducing the N4 notice period to 7 days allows landlords to file non-payment applications a full week earlier. This prevents rent arrears from compounding into unrecoverable debt while waiting out long notice periods.
  • Reclaiming Property Without the Payout: The N12 compensation exemption removes a costly obligation for landlords who genuinely need to reclaim a unit for personal or family use, provided they give tenants a longer, 120-day runway in exchange.t.

The Tenant’s Perspective: Higher Barriers and Shorter Safe Harbours

From a tenant advocacy standpoint, Bill 60 significantly narrows the window for vulnerable renters to stabilize their housing, potentially accelerating evictions.

  • Squeezed Timelines to Avoid Eviction: Halving the N4 notice period to 7 days leaves tenants with a razor-thin window to secure emergency funds, wait for a delayed paycheck, or access municipal rent banks before facing a formal LTB application.
  • Narrow Windows for Correction: The reduction of the internal review window to 15 days disproportionately impacts self-represented litigants. If an LTB order contains a clear error, or a tenant misses a hearing due to a sudden emergency, the timeline to secure legal counsel and file a review is exceptionally tight.

Summary

Schedule 12 of Bill 60 accelerates Ontario’s eviction machinery. While these streamlined timelines offer faster relief to Landlords facing severe financial strain, they strip away crucial safe-harbour periods for tenants. As the September 21, 2026 deadlines approach, strict compliance with the new forms and timelines is required to avoid swift evictions or dismissed applications. This is not the end — further reforms under Bill 60 are still working their way through the regulatory process and have not yet been proclaimed into force. We’re continuing to monitor these developments and will update you as more becomes official.

Disclaimer: The information provided in this article is for general informational purposes only and does not constitute legal advice. No solicitor-client relationship is formed by reading this post. Landlord and tenant laws change rapidly; please contact our firm directly to secure formal legal counsel tailored to your specific situation.

SOURCES

  Bill 60, Fighting Delays, Building Faster Act, 2025 — Legislative Assembly of Ontario

  LTB Operational Update: Legislative Changes at the LTB — Tribunals Ontario (June 30,