Landlord Painting Responsibilities in Ontario: A Guide for Landlords

Navigating the ins and outs of property management in Ontario can be complex, and one common area of confusion for landlords is painting responsibilities. While there are no specific laws dictating a strict painting schedule, understanding your legal obligations and adopting best practices is crucial for maintaining your property and keeping your tenants happy. This guide will break down the essential aspects of landlord painting responsibilities in Ontario, covering legal requirements under the Residential Tenancies Act (RTA), best practices for painting between tenants and for long-term tenants, and key tips for clear communication and quality work to ensure tenant satisfaction.

The Legal Lowdown: What the Law Requires

The Residential Tenancies Act (RTA) in Ontario doesn’t have a specific rule that says, “A landlord must paint a rental unit every X years.” Instead, your legal responsibilities fall under the more general requirement to keep the property in a “good state of repair” and ensure it meets health, safety, and maintenance standards.

Here’s what that means in practice:

• Repair and Maintenance: The RTA mandates that a landlord must maintain the rental unit and property in a good state of repair, and this includes the walls and ceilings. If the paint is peeling, flaking, or otherwise deteriorating due to normal wear and tear, it is your responsibility to fix it. This is considered part of the basic upkeep to ensure the unit remains habitable.
• Health and Safety: If the paint’s condition poses a health or safety risk—for example, if there is mold or flaking lead-based paint—you are legally obligated to address the issue immediately. In such cases, a tenant can file a complaint with the Landlord and Tenant Board (LTB) to compel you to make the necessary repairs.

Painting Between Tenants: A Business Best Practice

While the law doesn’t explicitly require you to paint between tenants, it is a widely accepted best practice and a smart business decision.

• Attracting Quality Tenants: A fresh coat of paint is one of the most cost-effective ways to make a rental unit look clean, modern, and appealing. A freshly painted unit will stand out in a competitive market and help you attract high-quality tenants who are more likely to take care of your property.
• Preventing Disputes: Painting a unit before a new tenant moves in sets a clear baseline for the condition of the walls. It minimizes potential disputes over scuffs, marks, or nail holes left by the previous occupant, as the new tenant knows they are moving into a clean, well-maintained space.

If a previous tenant left the walls in good condition, you may not feel it’s necessary to paint the entire unit. However, it’s always wise to perform touch-ups or at least a thorough cleaning to prepare for the next occupant.

Painting for Long-Term Tenants: When to Act

Long-term tenancies are a landlord’s dream, but they still require attention to painting.

• Normal Wear and Tear: Over time, even with a tidy tenant, walls will accumulate scuffs, dings, and general wear. A reasonable and proactive landlord will offer to repaint the unit after a certain period, typically every 3 to 5 years, to maintain the property’s condition. This is an excellent way to show you value your tenant and your investment.
• Tenant Requests: If a long-term tenant asks for a repaint, consider it a reasonable request. They are likely investing in the space as their home. You are not legally required to fulfill this request unless the paint is in a state of disrepair. However, honoring the request can significantly boost tenant satisfaction and retention, which is often more valuable than the cost of a can of paint.

Best Practices for Landlords

• Communicate Clearly: Have a conversation with your tenants about painting. If they wish to paint a room, establish clear guidelines in writing. Specify acceptable colours (e.g., neutral tones) and finishes, and clarify whether they are responsible for repainting to the original colour before moving out. This prevents misunderstandings and potential damage to the property.
• Choose the Right Paint: Opt for high-quality, durable, and washable paint in a satin or eggshell finish. These are easy to clean and stand up well to normal wear and tear. Neutral colours like off-white, light gray, or beige are a safe bet as they appeal to a wide range of tastes and make a space feel larger and brighter.
• Hire Professionals or DIY Wisely: Whether you hire a professional painter or do it yourself, ensure the job is done with “good workmanship.” This means proper preparation, including cleaning walls, filling holes, and applying primer where needed, to ensure a smooth and lasting finish.

By being proactive, communicating openly, and investing in quality work, you can manage your landlord painting responsibilities in Ontario effectively. It not only keeps your property in top condition but also contributes to a positive and long-lasting relationship with your tenants.