How Long Do Landlords Have to Fix Problems in Ontario? A Landlord’s Guide to “Reasonable Time”

As a landlord in Ontario, managing property maintenance and repairs is a core responsibility. While you strive to provide a safe and well-maintained home for your tenants, the question often arises: how long do landlords have to fix problems in Ontario?

The Residential Tenancies Act (RTA), the provincial legislation governing residential tenancies, doesn’t provide a strict numerical answer. Instead, it mandates that landlords must keep their rental properties in a good state of repair and fit for habitation, and that repairs must be completed within a “reasonable amount of time.” This flexibility can sometimes lead to uncertainty, but understanding what constitutes “reasonable” from the perspective of the Landlord and Tenant Board (LTB) is crucial for effective property management and avoiding disputes.

Understanding “Reasonable Time” from a Landlord’s Perspective

“Reasonable time” is not a one-size-fits-all answer; it’s a dynamic standard that depends heavily on the specific circumstances of each repair request. When assessing whether you’ve met your obligations, the LTB will consider several key factors:

1. Urgency and Impact on Vital Services:
   • Immediate Action Required: Issues affecting “vital services” demand the most immediate attention. These include hot or cold water, fuel, electricity, gas, and heat (from September 1 to June 15). If a tenant reports a loss of heat in winter or a significant electrical outage, your response must be swift and decisive. Delays in these areas are viewed very seriously by the LTB.
   • Health and Safety Risks: Any problem that poses a direct threat to a tenant’s health or safety (e.g., a major water leak, structural instability, severe pest infestation, or non-functioning smoke detectors) also falls into the “urgent” category, requiring prompt repair.
2. Severity of the Problem:A minor cosmetic issue, such as a small patch of peeling paint, will naturally have a more flexible “reasonable time” than a leaking roof or a broken appliance that significantly impacts the tenant’s daily life. The more the issue interferes with the tenant’s quiet enjoyment or habitability, the faster the expected resolution.
3. Complexity of the Repair:Some repairs genuinely require more time. This could be due to the need for specialized contractors, ordering specific parts, obtaining permits, or coordinating access. It’s important to acknowledge that not all repairs can be fixed overnight, but you must demonstrate that you are actively working towards a solution.
4. Communication with Your Tenant:Proactive and transparent communication is paramount. When a tenant reports an issue, acknowledge receipt of their request promptly. Provide updates on your actions, such as when you’ve contacted a technician, when parts are expected, or an estimated timeline for completion. Even if a repair takes time, keeping your tenant informed demonstrates diligence and can prevent frustration and potential LTB applications.
5. Efforts Made to Rectify the Issue:The LTB will look at the steps you’ve taken. Have you attempted to diagnose the problem? Contacted qualified tradespeople? Ordered necessary parts? Documenting these efforts (e.g., dates of calls, quotes received, repair invoices) can be invaluable if a dispute arises.

Your Responsibilities Under the RTA

As a landlord, your primary responsibility is to maintain the rental property and the common areas in a good state of repair, fit for habitation, and in compliance with all health, safety, housing, and maintenance standards. This includes:

• Structural integrity of the building.
• Functioning electrical, plumbing, and heating systems.
• Maintenance of appliances provided with the unit.
• Keeping common areas clean and safe.
• Addressing pest control issues.

These obligations exist regardless of what might be written in a lease agreement or if the tenant was aware of a problem before moving in. For detailed provincial maintenance standards, refer to [O. Reg. 517/06: MAINTENANCE STANDARDS].

Best Practices for Landlords

To ensure you meet your obligations and foster positive tenant relationships, consider these best practices:

• Respond Promptly: Acknowledge all repair requests as soon as possible, ideally within 24 hours.
• Prioritize Urgency: Address vital service and health/safety issues immediately. Have a plan for emergencies, including contact information for plumbers, electricians, and HVAC technicians.
• Communication Clearly: Set realistic expectations for repair timelines. If there are delays, explain why and provide a new estimated completion date.
• Document Everything: Keep a detailed record of:
  • When the tenant reported the issue.
  • All communications with the tenant.
  • Steps you took to address the problem (e.g., dates you called technicians, quotes, invoices).
  • Dates of completion.
• Proactive Maintenance: Regular inspections and preventative maintenance can help identify and fix minor issues before they become major, costly problems.
• Use Qualified Professionals: For complex or potentially hazardous repairs (electrical, plumbing, HVAC), always hire licensed and insured professionals.

Consequences of Not Meeting Repair Obligations

Failing to address repairs within a “reasonable amount of time” can lead to significant issues for landlords, including:

• Tenant Application to the LTB: Tenants can file a T6 application with the Landlord and Tenant Board seeking various remedies.
• Rent Abatement: The LTB may order you to pay back a portion of the rent (rent abatement) to the tenant for the period they suffered due to the unrepaired issue.
• Order for Specific Performance: The LTB can order you to complete the repairs by a specific deadline.
• Compensation for Expenses: You may be ordered to compensate the tenant for out-of-pocket expenses incurred due to the problem (e.g., costs for alternative accommodation if the unit became uninhabitable due to your neglect).
• Municipal By-law Enforcement: Local municipal property standards officers can issue orders requiring repairs and, in some cases, may even perform the work and add the cost to your property taxes if you fail to comply.
• Damaged Reputation: Poor maintenance practices can lead to negative reviews and make it harder to attract and retain good tenants in the future.

Conclusion

Understanding how long do landlords have to fix problems in Ontario boils down to a commitment to “reasonable time” and proactive property management. By prioritizing urgent repairs, communicating effectively, and diligently documenting your efforts, you can fulfill your legal obligations under the RTA, maintain your investment, and foster positive, long-term relationships with your tenants.