As a landlord, balancing your right to protect your investment with your tenant’s right to privacy and “quiet enjoyment” is a legal requirement. In 2026, the Landlord and Tenant Board (LTB) continues to strictly enforce the Residential Tenancies Act (RTA), making proper notice of entry your most important tool for compliance and relationship management.
Entering a rental unit without following the specific rules set out in the RTA is a serious breach that can lead to costly rent abatements, harassment claims, or LTB fines. This guide covers how to give legally compliant notice every single time.
Quick Summary: How to Serve a Legal Notice of Entry in Ontario
- Format: The notice must be in writing (Verbal or simple text messages may be challenged).
- Timing: Deliver at least 24 hours before the intended entry.
- Window: Specify an entry time between 8:00 AM and 8:00 PM.
- Reason: State a valid RTA reason (e.g., Repair, Inspection, or Showing).
1. The 24-Hour Rule: Timing and Content
For nearly all non-emergency entries, the “golden rule” is providing at least 24 hours’ written notice. Note that the 24-hour clock starts only once the notice is legally considered “received.”
What Must the Notice Include?
- A Valid Reason: Common reasons include repairs, showing the unit to prospective purchasers/insurers, or a maintenance inspection to ensure the property is in a “good state of repair.”
- The Date of Entry: The specific calendar day.
- A Reasonable Time Window: Specify a time between 8:00 AM and 8:00 PM. While the law allows the full 12-hour block, the LTB prefers a specific window (e.g., 9:00 AM – 11:00 AM) to minimize disruption to the tenant.
2. Legal Methods of Delivering Notice
In 2026, how you deliver the notice is critical. Under Section 191 of the RTA, valid methods include:
- Hand Delivery: Giving it directly to the tenant or an apparently adult occupant.
- Mailbox/Mail Slot: Placing it in the mailbox or where mail is normally delivered.
- Sliding Under the Door: A common and accepted method of service.
- Posting on the Door: Unique Rule: Notice of Entry is one of the few documents the LTB allows you to “post on the door.”
- Email: This is only legal if the tenant has consented in writing to receive documents via email (usually found in the Ontario Standard Lease).
3. When Notice is NOT Required
There are only two major exceptions where the 24-hour written rule is waived:
- Emergencies: Immediate entry is permitted for fires, floods, or life-safety hazards (like a gas leak).
- Direct Consent: If you knock and the tenant agrees to let you in at that exact moment. You cannot use a “blanket consent” clause in a lease to bypass future notice requirements.
4. Frequency: What is a “Reasonable” Inspection?
While the RTA allows entry for inspections, it doesn’t set a hard limit on frequency. However, if entries become too frequent, a tenant can file a T2 Application for harassment or interference with quiet enjoyment.
Professional Standard: Most property managers recommend one to three routine inspections per year unless specific repairs require more frequent visits.
FAQ: Landlord Entry Rights in Ontario (2026)
Can the tenant refuse entry if I gave 24 hours’ notice?
No. If the notice is legal and for a valid reason, the tenant cannot prevent entry. If they block you, they are in breach of the RTA and could face eviction notices (N5).
Can I enter if the tenant is not home?
Yes. As long as you provided valid notice, you may enter using your master key. You are not required to wait for the tenant to be present.
Do I have to be there, or can I send a contractor?
You can send a representative, such as a contractor, superintendent, or agent. The notice should specify who is coming (e.g., “The landlord and a licensed electrician”).
Can I take photos during an inspection?
You can take photos to document repairs or the unit’s condition. However, avoid photographing the tenant’s personal items (family photos, documents) to prevent privacy complaints at the LTB.
What about pets during the entry?
It is the tenant’s responsibility to safely restrain or remove pets during the scheduled window. It is helpful to mention in your notice if a contractor is coming so the tenant can make arrangements.
What if the tenant is sick?
In 2026, if a tenant informs you they have a contagious illness (like the flu or COVID-19), it is best practice to reschedule non-emergency entries to respect health and safety, provided it doesn’t delay an urgent repair.
