Ontario’s Bill 60: What Landlords and Tenants Need to Know in 2025

Last updated: November 26, 2025  |  For information only — not legal advice.

If you rent out a property in Ontario — or you’re renting one — you’ve probably heard people talking about Bill 60, the Fighting Delays, Building Faster Act, 2025. It’s a big “omnibus” law that touches everything from planning and infrastructure to transit and water services, but for landlords and tenants the real action is in Schedule 12, which changes the Residential Tenancies Act, 2006 (RTA) and procedures at the Landlord and Tenant Board (LTB).

Because I work with both landlords and tenants across Brockville, Ottawa, and the rest of Ontario, I’m getting a lot of questions: “Is Bill 60 actually law yet? Does it make it easier to evict? What happens if I’m behind on rent?” This guide walks through what Bill 60 does, what’s changing for rentals, and what you should be watching for right now — in plain language.

I’m a licensed realtor, not a lawyer or paralegal. My goal here is to help you understand the big picture so you can ask better questions and get proper legal advice when you need it.

What is Bill 60?

Bill 60, the Fighting Delays, Building Faster Act, 2025 is a provincial bill introduced by the Ontario government in October 2025. It’s an omnibus bill — meaning it changes a whole list of existing laws at once — including:

• the Residential Tenancies Act, 2006
• the Planning Act
• the Highway Traffic Act
• the GO Transit Station Funding Act, 2023
• and several other statutes related to housing, transit, and municipal services.

For landlords and tenants, the critical piece is Schedule 12. That schedule amends key parts of the RTA and tightens timelines and powers at the Landlord and Tenant Board.

Status update: Is Bill 60 law yet?

As of November 26, 2025, Bill 60 has:

• Passed Third Reading in the Ontario Legislature (the final vote in the Assembly); and
• Is now awaiting Royal Assent, which is the last formal step before it officially becomes law.

Once Royal Assent is given, different parts of Bill 60 will come into force on different timelines:

• Some changes start on the day of Royal Assent.
• Others, including certain RTA changes, will start on a date set later by the provincial Cabinet through regulations.

That means:

• Today, the current Residential Tenancies Act still applies as-is for any active cases and tenancies, unless and until the province proclaims the new sections in force.
• Going forward, landlords and tenants should assume these changes are coming and start adjusting their expectations, systems, and documentation now.

Always double-check the latest information on the Ontario government, Landlord and Tenant Board, or a trusted legal resource, because the exact “in-force” dates and regulations may shift over time.

Big-picture changes to the Residential Tenancies Act

The government’s stated goal with Schedule 12 is to “fight delays” and “streamline” LTB processes. In practice, the RTA changes do three big things:

1. Shorten timelines around non-payment of rent, eviction notices, and appeals.
2. Add new financial and procedural hurdles for tenants who want to raise their own issues at a non-payment hearing.
3. Give the province and the LTB more control over what counts as “persistent” late payment and when the Board can delay or set aside an eviction.

Tenant-side organizations worry this will make it easier to evict and harder for tenants to defend themselves. Many landlord-side commentators see Bill 60 as a long-overdue attempt to deal with repeat non-payment and to reduce the backlog at the LTB.

Regardless of which side you’re on, the key takeaway is this: the rules around non-payment, landlord’s own use, and LTB hearings are tightening. That makes documentation, communication, and good-faith conduct more important than ever.

Key changes for landlords (once in force)

Here are the main RTA changes landlords and small investors need to know about under Bill 60’s Schedule 12, based on the version that passed Third Reading:

1. Official eviction forms and notices are locked down

The RTA will be updated so that:

• Notices of termination must be in a form approved by the LTB, unless a specific form is prescribed by regulation.
• If a notice form is prescribed, landlords must use that prescribed form — not a modified or home-made version.

In practice, you should already be doing this: always download the latest N4, N8, N12, etc. directly from the Landlord and Tenant Board website before you serve it.

2. Compensation for “landlord’s own use” can be avoided in some cases

Right now, if you serve an N12 for landlord’s own use (or a similar notice for buyer’s own use or certain renovations/conversions), you generally have to:

• Give proper notice; and
• Pay the tenant one month’s rent as compensation (or offer another acceptable unit).

Bill 60 adds a new exception. In certain cases, if you:

• Give at least 120 days’ notice; and
• Use a termination date that falls on the last day of the rental period or the end of the fixed term,

then the usual one-month compensation requirement may not apply.

That sounds helpful, but it comes with big caveats:

• You still have to act in good faith.
• Bad-faith N12s are still a serious issue and can lead to orders for multiple months of rent in compensation and administrative penalties.
• Every detail — who’s moving in, when, and why — matters.

Bottom line: any “own use” eviction is higher-risk than it used to be. If you’re considering N12 or N13, talk to a licensed paralegal or lawyer before you serve anything.

3. Non-payment of rent: shorter timeline before an LTB application

Under the current RTA rules, when you serve an N4 for non-payment of rent, the tenant typically has 14 days to pay what’s owed to avoid an LTB application.

Bill 60 changes that so that, once in force:

• The termination date in an N4 can be as soon as the seventh day after you give the notice.
• After that date passes without full payment, you can apply to the LTB for an eviction hearing sooner than before.

This doesn’t mean tenants automatically lose their home on day 7. It does mean:

• The clock moves twice as fast.
• You’ll need clean records: rent ledgers, messages, and copies of notices so an adjudicator can see exactly what happened.

4. “Persistent late payment” will be defined by regulation

Bill 60 also updates the pieces of the RTA that deal with persistent late payment of rent:

• Instead of leaving it entirely to Board discretion, “persistent failure to pay on time” will be defined in regulations.
• Similar rules will apply for co-operative housing charges.

We don’t yet know how strict that definition will be. It could end up being something like “X late payments in a Y-month period” — but the details will come later in the regulations, not in the bill itself.

5. It becomes harder for tenants to raise issues at a non-payment hearing

Right now, if you file an application to evict for non-payment, the tenant can raise things like:

• lack of repairs or maintenance
• serious health and safety issues
• other breaches of your obligations under the RTA

Bill 60 keeps that basic right, but adds new conditions. Tenants will generally have to:

• Give advance written notice of the issues they want to raise; and
• Pay at least half of the arrears claimed in your application before the hearing (subject to any exceptions that might appear in regulations).

For landlords, that means:

• Fewer “surprise” allegations popping up at the hearing; but
• You still need solid repair and maintenance records because serious issues can still come into play.

6. LTB discretion and review rights are narrowed

Bill 60 also tweaks how much flexibility the LTB has:

• The Board’s power to refuse or delay an eviction, even where legal grounds exist, will be made subject to “prescribed limitations or conditions.”
• The window to ask the LTB to review its own decision will shrink from about 30 days down to 15 days in most cases.
• Rules around setting aside default orders (for example, where a tenant misses a hearing) will also be tied more closely to criteria set in regulation.

In plain language: once an order is issued, it may become final faster than before, and the Board will have less room to make exceptions based on personal circumstances.

Key changes for tenants (once in force)

The same changes look very different from the tenant side. Here are the main impacts tenants should be aware of.

1. Less time to fix non-payment before an LTB case

Under Bill 60, the timeline on an N4 shortens from 14 days to as little as 7 days.

That means:

• You’ll have less time to find money, negotiate a payment plan, or get help from a rent bank.
• It will be even more important not to ignore an N4 — you need to act fast.

2. Harder to raise repair and safety issues if you’re in arrears

Bill 60’s changes to section 82 of the RTA mean tenants will generally have to:

• Give advance written notice of the issues they want to raise at the LTB; and
• Pay about 50% of the alleged arrears up front to fully argue those issues at the hearing.

For tenants with tight finances, that’s a big barrier. It doesn’t erase your rights completely, but it does mean:

• You need to report problems in writing early and keep copies.
• You should get legal help as soon as you receive a notice or an LTB hearing date — not the night before.

3. Some “landlord’s own use” evictions will stop including compensation

If your landlord serves an N12 and gives 120 days’ notice to the end of your rental period or fixed term, they may no longer have to pay the one-month compensation you used to receive automatically.

Two important notes:

• Your landlord still has to act in good faith. If they don’t move in or follow through, there can still be serious consequences for them.
• If you get an N12 or N13, get legal advice right away. These files can be complex and fact-specific.

4. Less flexibility and shorter timelines at the LTB

For tenants, the changes to the LTB’s discretion and review rules mean:

• There may be fewer chances for the Board to delay an eviction based on your personal circumstances.
• You’ll likely have only 15 days to ask for a review of an LTB order — which includes weekends and holidays.
• Default orders (where you miss a hearing) could become harder to set aside if you don’t meet specific conditions.

It becomes much riskier to miss a deadline, ignore an email from the LTB, or hope that “it will sort itself out.”

What this means if you’re a landlord or investor

For small landlords and investors, Bill 60 is a reminder that tenancy is a regulated business, not a casual arrangement. Here’s how I’d be thinking about it if you own a rental in Ontario:

• Tighten your screening. Good references, solid income, and realistic rent levels matter more than ever when timelines are tighter.
• Get your paperwork right. Always use current LTB forms, serve them properly, and keep copies.
• Keep a clean paper trail. Log rent received, late payments, payment plans, and all repair requests and responses.
• Stay on top of maintenance. If you’re asking a tenant to pay arrears, you don’t want a stack of ignored repair emails showing up at the hearing.
• Use professionals for LTB matters. As a realtor, I can’t represent you before the LTB. A licensed paralegal or lawyer is worth their weight in gold on a tricky file.
• Think strategically about your portfolio. If managing long-term tenancies no longer fits your goals, it may be time to look at selling, refinancing, or restructuring your holdings.

What this means if you’re a tenant

For tenants, the big message is that timeframes are getting shorter and the system is becoming more technical.

• Don’t ignore notices. If you get an N4, N12, N13, or a hearing notice, open it and act immediately.
• Get help early. Community legal clinics, tenant duty counsel, and tenant organizations can be critical allies.
• Report issues in writing. If you have repair or safety concerns, put them in an email or letter and keep copies.
• Watch your email and mail. LTB communications can arrive in multiple formats — missing them can cost you your home.
• Understand your options. For some tenants, especially in very tight markets, it may make sense to start exploring longer-term options like buying with family support or co-ownership. That’s where I can help on the real estate side.

Practical next steps & documentation tips

Whether you’re a landlord or a tenant, a few habits will serve you well under Bill 60:

• Write things down. If it’s not documented, it’s hard to prove later.
• Use email wherever possible. It creates an easy-to-search history of what was said and when.
• Keep copies of all LTB forms and orders. Scan or photograph anything that arrives by mail.
• Know your support people. Realtor, paralegal/lawyer, mortgage professional, and — if needed — a local legal clinic or tenant support agency.
• Stay informed. Laws change. If you’re not sure whether the Bill 60 rules are in force yet for your situation, check a current legal resource or speak with a professional.

Frequently asked questions about Bill 60

Does Bill 60 remove rent control in Ontario?

No. Bill 60 does not repeal Ontario’s rent control framework or change the basic rules about annual rent increase guidelines or post-1991 exemption. Instead, it mainly changes procedures and timelines — especially around non-payment, landlord’s own use evictions, and Landlord and Tenant Board powers.

When will the Bill 60 changes actually apply to my tenancy?

The short answer: after Royal Assent and once the relevant sections of Schedule 12 are proclaimed in force. Some parts may start right away, others later, and details of “persistent late payment” and section 82 deposits will depend on future regulations.

If you’re in the middle of a dispute right now, don’t assume the new rules apply automatically. Check the latest information or get legal advice specific to your file.

I’m already in arrears. Should I wait to see what happens with Bill 60?

Waiting usually makes things harder, not easier. If you’re behind on rent:

• Talk to your landlord early if possible.
• Look into local rent bank or emergency supports.
• Get legal help if you receive any notices or an LTB hearing date.

The sooner you address the issue, the more options you’re likely to have.

As a small landlord, do I need to change anything today?

I’d suggest at least:

• Reviewing your lease templates and processes with a professional.
• Making sure you’re using current LTB forms and serving them correctly.
• Taking a hard look at your record-keeping and communication habits.

If you’re thinking about selling a rental or buying another one in light of these changes, that’s where I can help directly.

How I can help as your realtor

Bill 60 doesn’t replace the need for good relationships and clear expectations between landlords and tenants. What it does do is raise the stakes around timing, paperwork, and process.

Here’s where I can fit into your team:

• For landlords and investors: helping you evaluate whether a property still makes sense as a rental, plan an exit strategy if it doesn’t, or find better-fit investments in the Brockville–Ottawa corridor.
• For tenants: if you’re considering buying instead of renting, we can walk through your budget, timeline, and what a realistic first purchase could look like in today’s market.

Important disclaimer: This article is for general information only and is not legal, financial, or tax advice. Laws and regulations change, and how they apply will depend on your specific situation. Always speak with a licensed lawyer, paralegal, accountant, or other appropriate professional before making decisions. If you are currently under contract with another brokerage, this content is not intended to solicit.