Toronto Landlord Guide:
Tips & The Process

Index

  1. Rental Pathways Learn about the three main options for renting out your property: self-management, purpose-built rental management, and working with a realtor.

  2. The Leasing Process A step-by-step guide to preparing, marketing, screening, drafting leases, and finalizing the rental process.

  3. Common Challenges for Self-Managing Landlords Understand the difficulties landlords face, such as attracting qualified tenants, proper screening, legal compliance, and time management.

  4. Why Work with Me? Discover how my professional services, extensive experience, and local expertise make renting your property stress-free and successful.

  5. Landlord FAQ Answers to common questions about landlord responsibilities, lease inclusions, and rent collection.

  6. Resources and Helpful Links Access key resources like the Residential Tenancies Act, the Landlord and Tenant Board, and MLS listings.

  7. Contact Information Reach out to me via email, phone, or Instagram to discuss your rental property needs.

Toronto Renting Guide

1. Rental Pathways

As a landlord in Toronto, there are three main pathways to renting out your property:

  1. Self-Managed Rentals (Direct-to-Tenant Listings):

    This is the DIY route where you advertise your property on platforms like Kijiji, Facebook Marketplace, or ViewIt.ca. In this case, you manage every aspect of the rental process, from marketing the property and vetting tenants to drafting lease agreements and ensuring compliance with the Residential Tenancies Act (RTA). While this route gives you full control, it also means navigating tenant screening and lease negotiations without professional support, which can be time-intensive. Fraudulent tenant applications have become increasingly sophisticated, making it challenging for landlords to spot red flags. Unfortunately, this has led to many cases of non-paying tenants squatting in Ontario.

  2. Purpose-Built Rental Management:

    If you own multiple units or an apartment building, you might choose to operate it as a purpose-built rental. This involves professional property management services that handle tenant relations, maintenance, and leasing. While this pathway can reduce your workload, it often comes with significant management fees and less personal involvement in tenant selection.

  3. Working with a Realtor:

    Partnering with a realtor allows you to access a curated pool of tenants and ensures professional handling of all rental steps. From marketing your property on the Toronto MLS system (and syndicated sites like Realtor.ca, Condos.ca, and more) to vetting applicants and drafting compliant leases, a realtor streamlines the process. Realtors also navigate negotiations on your behalf, helping to secure qualified tenants and achieve favorable terms. Funds, including the first and last month’s rent, are safely deposited into the listing brokerage’s trust account, ensuring a secure transaction. Working with a realtor not only saves you time but also increases your chances of finding reliable tenants and securing a hassle-free rental experience.

2. The Leasing Process

While self-managing your property may seem straightforward, the complexities of tenant screening, lease compliance, and marketing can quickly become overwhelming. Here is a breakdown of what’s involved:

Step 1: Prepare Your Property Ensure your property is in top condition before marketing it. This includes:

  • Professional cleaning.

  • Completing any necessary repairs.

  • Staging or taking high-quality photos for the listing.

  • Professional Photography: As part of my services, I hire a professional photographer to capture your rental property at its best. For vacant properties, I include virtually staged photos to help prospective tenants visualize the space’s potential.

Many landlords underestimate the importance of presentation. A realtor can assist with staging recommendations and professional photography to make your property shine, ensuring it stands out to prospective tenants.

Step 2: Market Your Property Creating a compelling and accurate listing is critical. While self-managing landlords may rely on platforms like Kijiji or Facebook Marketplace, these avenues often attract a broader and less vetted pool of applicants. Realtors, on the other hand, list properties on MLS, which is accessible to a network of vetted tenants and their agents, significantly increasing your property’s exposure to qualified leads.

Step 3: Screen Applicants Thorough tenant screening is essential to protect your investment. This involves verifying:

  • Credit reports.

  • Employment letters.

  • Pay stubs or proof of income.

  • References (if applicable).

Fraudulent tenant applications are becoming harder to identify for those without professional experience, which is why there are countless stories of landlords dealing with non-paying tenants. I go above and beyond by utilizing SingleKey Tenant Screening, a comprehensive service that includes:

  • Detailed credit checks.

  • Employment and income verification.

  • Criminal background checks.

  • Tenant history and past evictions.

This advanced screening helps ensure you’re selecting tenants who are financially stable, reliable, and honest about their rental documentation.

Step 4: Draft and Sign Lease Agreements Lease agreements must comply with Ontario’s Residential Tenancies Act (RTA). Errors or omissions can leave landlords vulnerable to disputes or legal challenges. Realtors handle this step for you, using standardized OREA forms and adding custom clauses to protect your interests.

Step 5: Finalize the Lease and Move-In Realtors streamline the process of finalizing your lease by:

  • Organizing secure deposit transfers.

  • Coordinating the exchange of keys and move-in details.

  • Providing tenants with clear instructions for building registration (if applicable), utility setup, and tenant insurance requirements.

  • Offering ongoing guidance to ensure all steps are completed correctly and efficiently.

This ensures a seamless transition for both landlords and tenants.

3. Common Challenges for Self-Managing Landlords

Many landlords start with the intention of managing their properties themselves, only to encounter common pitfalls such as:

  • Attracting Unqualified Applicants: Most working professionals or what we realtors call "AAA tenants" (those with great income and credit) tend to favor listings on the Toronto MLS. These tenants often perceive MLS listings as more professional and trustworthy compared to private rental listings.

  • Inadequate Screening: Without advanced tools like SingleKey, it’s challenging to spot fraudulent applications, increasing the risk of unreliable tenants.

  • Legal Oversights: Ensuring full compliance with the RTA is crucial, and any mistakes can lead to costly disputes.

  • Time Constraints: Managing showings, responding to inquiries, and handling paperwork can quickly consume your time.

Partnering with a realtor eliminates these challenges, providing expertise and peace of mind.

4. Why Work with Me?

  • .Professional Marketing: I craft standout listings with high-quality photography, compelling descriptions, and strategic pricing to ensure your property garners attention. For vacant properties, I include virtually staged photos to highlight the space’s potential.

  • Expert Tenant Screening: I go beyond basic checks by using SingleKey Tenant Screening to provide detailed insights into applicants, ensuring you select the most reliable tenants.

  • Comprehensive Service: From handling showings to drafting lease agreements and managing negotiations, I take care of every step, so you don’t have to.

  • Extensive Experience: I have personally transacted on over 100 leases, while my partner Shay has completed over 350 leases representing both tenants and landlords. Together, we bring unparalleled expertise to your rental process.

  • Local Knowledge: As a lifelong Torontonian and licensed realtor, I understand the city’s rental market and can position your property to attract the best tenants.

  • Peace of Mind: With my expertise, you can rest assured that your investment is in good hands, and the leasing process will be smooth and stress-free.

5. Landlord FAQ

See below or click on the above link to be instantly directed.

6. Resources and Helpful Links

7. Contact Information

Have questions about leasing your Toronto property? Let’s chat! I’m happy to discuss your needs and how I can help:

 FAQs

REALTOR FAQs

  • Working with a realtor provides many benefits to you as a landlord. For the following reasons, most landlords choose to work with a realtor instead of leasing their property privately:

    Access to high-quality tenants:

    • Realtors list properties on the Toronto MLS, which then gets exported to various websites and platforms such as Realtor.ca, Strata, Condos.ca, and House Sigma. This websites have high traffic and are the leading sources in which people search for rental properties. Platforms like Kijiji and Facebook Marketplace have reputations for being littered with scammers and fraudulent posts so many high-quality tenants choose the above mentioned platforms and those only feature listings from the Toronto MLS.

    • Most high-quality, or AAA tenants themselves have hired a realtor to assist them in their search. Since realtors cannot broker deals with private landlords, those tenants are likely only to consider the MLS options that their realtor presents them with.

    Professional Marketing. While it can’t be said that not all realtors will provide the same level of marketing on their rental listings, I strive to market my listings meticulously and utilize the skills I have from my previous marketing career. Here are some of the strategies I employ:

    • While not all realtors provide this as a service (especially for rental listings), I do provide professional photography to my landlord clients as I believe in the power of strong and appealing marketing. If a property is tenanted, the tenants must consent to this.

    • If the unit is vacant, I will also provide virtual staging on some images to show off the unit’s potential. This is another service I pay for.

    • I write well-crafted, clever, and appealing listing descriptions that speak to the value of the property, the amenities (if applicable), and the neighbourhood.

    • I advertise the listing on a variety of platforms beyond the websites that an MLS listing appears on by default (those include sites such as Realtor.ca, Condos.ca, House Sigma, Strata). I advertise on other websites as well, and attend to all direct inquiries as a result.

    Expert Tenant Screening and Fraud Protection:

    • I pay for the cost of SingleKey Tenant Screenings for tenant-selects to ensure that the rental documents they’ve provided have not been doctored, that their stated rental history is confirmed, that they have provided an accurate credit report, that they don’t have any hidden debts, and to ensure their cleared criminal background check.

    • Realtors are able to spot red flags and loopholes on applications.

    • Realtors perform due diligence including employment verification, previous landlord reference checks, personal reference checks.

    • Realtor’s have access to a platform that allows us to confirm if the stated previous landlord’s name matches up with the individual on title for the address the tenant claimed to live at.

    Lease Compliance:

    • Realtors prepare legally compliant lease agreements using standard forms from OREA, reducing risk of disputes.

    • Realtors will often execute the Ontario Standard Lease on your behalf. I do this for my Landlord clients.

    • We ensure that the lease agreement is in compliance with the Residential Tenancies Act (RTA), protecting the Landlord from legal liabilities.

    • We add custom clauses that include rules for maintenance, building rules, smoking clauses, tenant insurance declarations, and more.

    Hands-off experience for the Landlord:

    • Realtors have access to showing schedule services which allow for showing requests to have automation. Whether the unit is a tenanted unit that requires 24 hours notice, or if you as a Landlord prefer to be notified every time a showing is booked, or the property does allow or does not allow overlapping showings, our scheduling services handle that all.

    • Realtors handle all direct inquiries. Since not everyone has their own realtor, many indiciduals respond to listing agents directly for more information on our listings. We take the time to verify the qualification of the leads, facilitate showings, and will draft offers for them if they choose to offer on the property. That being said, most tenants are represented by their own agents.

    • We negotiate terms on your behalf to ensure that your best interests are protected and that all terms are compliant with the RTA.

    • I facilitate Zoom calls between tenant applicant, Landlord, and myself. If the Landlord wishes to not attend, I will conduct the meeting on their behalf.

    • You do not have to do anything other than confirm or reject offers that your realtor presents to you.

    • Your realtor will ensure that tenant’s insurance has been set up, that th tenant registers with applicable utility companies, and that they send you the key deposit before they receive the keys.

    • Your realtor will conduct the key exchange with the tenant.

    Secure Payment Handling

    • Once an offer is accepted, your realtor ensures that first month’s rent and last month’s rent deposit is deposited into their brokerage’s trust account by the end of the next business day.

    Ongoing Support:

    • I provide you with tenant management advice, maintenance best practices, and will point you in the appropriate direction if any dispute arises.

    • If your rental property is not subject to rent control, I will advise you on appropriate rental rate increases that are in line with the current rental market when it’s time to request a rental increase.

    • I will provide expertise to advise you on the best listing strategy, to ensure the best outcome and avoid vacancy as much as possible.

  • Typically, a realtor will charge the Landlord a one-time commission fee in the amount of one month’s rent. That commission fluctuates concurrently with the lease price (whether it be over or under the original asking price).

    They will then split that between themselves and the realtor who represents the successful tenant applicant(s).

    If your realtor ends up also representing the tenant, they will usually keep the full commission.

    In most cases, it will be requested on an offer to lease that the Landlord pays for the cost of professional cleaning prior to the tenant’s possession date. I can provide recommendations for cleaning companies I trust and that have fair rates.

  • No. All properties listed on the Toronto MLS (which are all of the properties I have access to) require that a realtor accommodate the showing.

    Of course, you could view private rentals and purpose-built rental units on your own. However, if you are entertaining options like these I ask that you do this before we work together because I will not get compensated for my time working with you if you sign a lease with one of those options.

  • No, you should only work with one realtor, since we are only paid when a lease agreement is reached. We do not get paid an hourly rate or a salary.

    That is why it’s important to consider who you want to work with. I suggest having phone calls with multiple agents before making a decision if you aren’t sure who to hire.

    Ask them about their availability, the areas they service, and what their opinions are on your rental preferences. Glean from their answers not just what they say but also if they fit your vibe check - you don’t need to be besties with your realtor but you should enjoy their company! Especially if you plan to view many properties.

GENERAL LANDLORD FAQs

  • REPAIRS:

    Keeping the property is in a good state of repair. Landlords are responsible for providing the tenant with the following:

    • working electrical, plumbing, and heating sources

    • working appliances

    • carpeting in a good state

    • walls, roof, and ceiling in a good state

    • windows, doors, locks, and lighting (excluding bulbs) in a good, working state

    • maintenance of the common areas surrounding the property (including hallways, lawns, driveways, and more).

    Repairs and replacements of dysfunctional rental requirements (such as the appliances) are to be paid for 100% by the landlord unless damage was done by the willful negligence of the tenant or their guest.

    MEET HEALTH & SAFETY STANDARDS

    • follow municipal bylaws *

    • adhere to the provincial Residential Tenancies Act *

    • follow fire safety laws *

    • don’t interfere with vital services including, but not limited to: hot and cold water, electricity, gas (if applicable), and heat (from September 1st - June 1st at a minimum indoor temperature of 20°C).

    PROVIDING NOTICE

    • Providing 24-hour notice when entering or requesting to enter the leased premises.

    • Following the required notice for changes in the lease. *

    • Use. the proper forms for notices, applications with the Landlord and Tenant Board, and more. *

    * See Toronto Landlord Guide #6: Resources and Helpful Links for links to the applicable government regulatory guides and bylaws.

    • Access To Essential Services: hot and cold water, heating, electricity, fuel. Landlord can not restrict these services under any circumstances other than what is required to efficiently make repairs.

    • Receipts: landlords must provide the tenant with receipts for rental payments, deposits, and other charges if requested. Landlords also must provide receipt to previous tenants within 12 months of the end of their tenancy.

    • A Written Lease: a written lease must be provided to the tenant within 21 days after the tenant signs it.

    • Information about the RTA: See #6 Helpful Resources and Links for a link to the Tribunals Ontario Brochure: Information for New Tenants that must be provided.

    • Rental Unit In Good Repair: landlords are required to maintain the good repair of the leased property.

    • Notice Of Landlord Visits: landlords are only allowed to visit the leased premises after providing 24 hours notice.=, except in an emergency.

  • Yes, you are responsible for maintaining the property, including but not limited to: repairs and replacements of appliances, walls and ceilings, windows, pipes, etc; providing of hot and cold water; heating from September 1st to June 1st.

    The tenant is responsible for paying for repairs only when the damage is caused by their willful negligence.

  • In Ontario, landlords can only raise the rent once per year.

    For most landlords, the amount you can increase the rent is determined by the annual guideline set by the Government of Ontario (2.5% for 2025).

    Landlords in this case who wish to increase the rent to a higher amount than the guideline dictates due to upgrades or providing a new service to the tenant, may apply to the LTB for approval.

    If your rental property is:

    • in a condominium that was newly built and first occupied after November 15th, 2018

    • all or part of a residential structure that was newly constructed and first lived-in after November 15th, 2018

    • an addition to a house or (most) a new basement that was completed with construction on or after November 18th, 2018

    • community housing unit

    • a long-term care residence

    • a commercial property

      Then you are not subject to the Government of Ontario’s Rent Control guideline.

  • If the Tenant requests receipts for their rental payments, then you are required to provide this.

    Previous tenants can request receipts within 12 months of the end of their tenancy.

  • No, you can not prohibit tenants from having pets in your rental propery, in most cases. The RTA protects tenants’ right to pet ownership, making it illegal to evict tenants for the sole reason of having pets.

    You may state on your rental listing “no pets preferred” but can not evict the tenant select after a lease agreement is signed if you discover they do indeed own a pet.

    Exceptions:

    • Your rental property is within a condominium that has a no-pets condo rule/bylaw.

    • Someone who lives or works in the property experiences severe allergies due to the pet.

    • The pet causes serious damage to the rental property.

    • The pet causes an unreasonable amount of noise.

    • The. pet is dangerous.

  • Yes, but you must provide 24 hours notice. Exception include entering the unit during an emergency.

  • Pros:

    • Higher rental rate

    • Higher tenant turnover (giving the flexibility to move back in, list for sale when vacant, and to charge market value with each listing).

    Cons:

    • Lack of demand for furnished rentals in Toronto.

    • Many tenants looking for furnished rentals are looking to rent for a short term. Many Toronto condominiums do not allow for rental terms to be shorter than 6 months.

    • Damage and normal wear and tear on furniture will devalue the property and require furniture upgrades, which can be costly. Reminder: it is not legal in Ontario to request a security deposit, even for a furnished rental.

    • Vacancies can be frequent and be during inconvenient times of the year to re-lease the property, leading to extended periods without rental income.

    • Extra due diligence is required for tenant screening as most people desiring a furnished rental are moving to Toronto temporarily without furniture of their own. In this case, credit history, previous tenant references, and more could be outstanding. There is a higher risk when leasing to tenants from outside of Canada.

    When Is It Worth Considering?

    • Your property is a house.

    • Your property is high-end (premium building, high-rent neighbourhood, renovated house and/or spacious).

    • You are able to furnish the property in a very stylish way, and/or hire an interior decorator.

    • The property is near the University of Toronto or TMU.

    My opinion surrounding the reliability of a furnished property greatly depends on various factors. I would be happy to have a chat about your rental property to discuss whether offering it furnished is the right move.

  • If you take care of your property, your rental property will take care of you.

    What do I mean by this?

    In a tenant’s market, to avoid having your property sit vacant after the previous tenants have moved out, you will want to market and present your property in the best way. By doing so, you can avoid dramatic asking-price reductions and loss of interest in the listing.

    I recommend the following:

    • Prioritize High-Quality Marketing: Use professional photography for listing photos, consider virtual staging, list your property on high-traffic platforms, and create an engaging listing description. *

    • Improve The Property’s Appeal: Make a visit to the property after your current/previous tenants have given their notice and assess the state of the property. If there are various examples of wear and tear such as scuffs on the walls, chipped paint, and more, then consider waiting for the tenants to vacate and do some lipstick renovations as soon as possible. Freshly painted walls has a huge effect on perception, as does upgraded light fixtures, matching light-bulb colours, upgraded doorknobs , modern cabinet hardware and faucets, etc. Pay for a professional cleaning before showings begin. Most offers include clauses requesting you pay for a professional clean anyway, so consider doing this in advance to influence the perception of the property during showings.

    • Price It Strategically: And in accordance with the market. If you are in the position of having to list your property for rent during a slow time in the rental market, especially in colder months and right before the holidays then I suggest pricing the property at an asking price that is reflective of the current market. When this isn’t the case, I see tons of rentals sitting vacant for months. If your property is not subject to rent control, then you have the ability to correct this the following year/when the the rental market has recovered. If your property is rent-controlled then a more nuanced discussion is involved in the listing strategy.

    *I provide these services complimentary to Landlord clients.

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LEGAL COMPLIANCE FAQs

*This does not constitute as legal advice. For legal advice, please consult a reputable Paralegal or Lawyer that specializes in Landlord and Tenant issues.

  • The Ontario Standard Lease is a residential tenancy agreement. The form is provided by the Government of Ontario. See above #6 Resources And Helpful Links to view the document. The agreement outlines the rights and responsibilities of both landlord and tenants; it outlines the details of the lease including rental price, inclusions and exclusions, and further terms and rules.

    Yes, it is mandatory for most residential leases in Ontario. If operating privately, you must use this form to execute the lease. If hiring a realtor, the tenant’s realtor will use OREA form 400 Agreement to Lease to outline the offer details and your realtor should execute the Ontario Standard Lease after the offer has been accepted on form 400.

  • Please contact the Landlord and Tenant Board (LTB) for advice and to apply for an order to evict the tenant.

    Consider consulting with a paralegal for guidance first.

    • Non-payment of rent

    • Persistently late rental payments

    • Significant damage to property

    • Illegal activities taking place in the property

    • Interference with other residents’ rights

    • Abandoned property

    • Non-residential use (such as operating a commercial business out of your property)

    • Personal use (some exceptions apply)

  • No.

    If you wish to sell your property, you must list it as a tenanted property. If the buyers wish to move in themselves (or have their immediate family member(s) move in) then they can issue an eviction with 60-days notice via an N12 form to the tenants only if the tenants are on a month-to-month lease. If the the lease is a fixed term then that term must be honoured by the buyers.

    If a landlord prefers to list their property for sale vacant (because tenanted properties can lower the purchase price), the landlord can try to offer “cash for keys.”

    If the tenant and landlord are in agreement on the amount of money to be offered in exchange for voluntarily moving out, then it’s important to ensure a smooth process.

    The tenant may sign a consent form (that is preferably reviewed by a legal professional), followed by the signing of the N11 form (which is the mutual release form and can be found on the Tribunals Ontario website; see #6 Helpful Resources and Links).

  • It is best to get this answer directly from the source (see #6 Helpful Resources and Links) for the LTB process.

    Generally, the process involves the filing. of an application, mediation and potentially a hearing, and then the enforcement of orders.

    This can be an extremely lengthy process as the LTB tends to have a backlog of cases to see. The tenant can appeal the decision and orders can be delayed.

    This is why it’s very important to be diligent in tenant screening. Hiring a realtor can greatly help with the quality of tenant applications you receive, and a great realtor will be prudent in their screening process.

  • Landlords can enter their rental unit as long as they provide the tenant(s) with at least 24 hours notice. The notice must include the reason for entry, as well as the date and time.

    Exceptions include entering without notice in an emergency.

    Acceptable reasons for entry:

    • Repairs

    • Inspections

    • Viewings for potential tenants or buyers

    • Professional inspections (engineers, architects, mortgagees, insurers)

    • Emergencies

    Unreasonable entry includes for reasons not allowed as indicated in the tenancy agreement, during times not allowed as indicated in the tenancy agreement, excessive entries (which the LTB may consider harassment).

TENANT SCREENING

    • picture of government-issued photo ID

    • PR or work permit if applicable

    • letter of employment

    • 2-3 recent pay stubs

    • full credit report

    • consent to credit check

    • previous landlord references

    • bank statements

    • Favourable credit score with no delinquencies or other red flags on it and low to no debt

    • rent-to-income ratio does not exceed 40% of monthly gross income

    • employment verification from HR or a manager via company email correspondence

    • previous landlord reference calls

    • bank statements

    • active LinkedIn profile

    • checking CANLII and Openroom

  • If you suspect a rental application is fraudulent you can ask for proof of clarification, run s SingleKey Tenant Screening (with consent), or simply move-on.

  • I personally pay for SingleKey tenant screenings as party of my service to landlord clients and have had great success with this in verifying high-quality tenants and catching fraudulent applicants.

PAYMENTS AND DEPOSITS

  • You can legally request:

    • a rent deposit of one month’s rent (to be applied to the last month of the tenancy)

    • a refundable key deposit

    Pet deposits, security deposits, and damage deposits are illegal.

    Requesting multiple month’s of rental pre-payments is also not legal, but can be accepted if offered voluntarily by the tenant.

    • Interac E-transfer

    • Post-dated cheques

    • cash

    • pre-authorized payments

    • direct payments through social service programs

  • If a cheque bounces, you can require the tenant pay the NSF fee (this is usually stipulated in the Ontario Standard Lease).

    For rectifying that month’s non-payment, you can request a certified cheque to be delivered by the tenant, or you can simple ask for an e-transfer/new cheque as soon as possible.

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  • No.

    Damage deposits, pet deposits, and security deposits are not legal in Ontario. They can be accepted if voluntarily offered by the tenant applicant.

    The only deposits you can request is a rental deposit of 1 month’s rent (typically applied to the last month of the tenancy) and a refundable key deposit.

  • No you can not. This is illegal.