Tenant Rights During Renovations in Ontario

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By Matthew Roberts
Last updated on March 11, 2026

4 minute read

MyChoice follows a strict content review process designed to ensure reliable and unbiased information.

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Tenant Rights During Renovations At a Glance

  • In Ontario, landlords can only evict tenants for major renovations if the unit needs to be empty and the work usually requires building permits under the Residential Tenancies Act.
  • Tenants must get at least 120 days’ written notice with Form N13 before an eviction for renovations can happen.
  • Most tenants have the right to move back in after renovations at their old legal rent, plus any allowed increases, as long as they tell the landlord in writing.
  • Not every renovation is a reason for eviction. Simple updates like painting or new flooring usually aren’t enough to make you move out.
  • If you’re evicted for renovations, you might get compensation. In smaller buildings, it’s usually one month’s rent. In buildings with five or more units, it’s typically three months’ rent.
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Can My Landlord Evict Me for Renovations in Ontario?

Yes, your landlord can evict you for renovations in Ontario, but only under specific legal conditions. Under the Residential Tenancies Act (RTA), a landlord can evict a tenant to perform major renovations only if the work requires the unit to be vacant.

This applies only to major renovations that require vacant possession and typically require a building permit under the Residential Tenancies Act.

Here’s what your landlord has to do to legally evict you for renovations, under Toronto’s Rental Renovation Licence Bylaw:

  • Obtain a licence before starting repairs or renovations.
  • Give you a Form N13 (Notice to End your Tenancy Because the Landlord Wants to Demolish, Repair or Convert the Unit) with at least 120 days’ written notice.
  • Clearly state the reason for eviction (i.e., substantial renovations).
  • Provide compensation or accommodation plans and offer for you to return after the renovations.
  • Even after serving an N13 notice, the landlord must apply to the Landlord and Tenant Board (LTB) and obtain an eviction order before forcibly evicting a tenant who does not move out voluntarily.

Keep in mind that not all renovations justify eviction. Cosmetic changes like painting or new flooring aren’t usually enough to legally evict someone. Check Tribunals Ontario’s Interpretation Guideline 12 for further guidance on when a landlord can apply to terminate your tenancy for renovations and personal use.

What Rights Do Tenants Have During Renovations in Ontario?

Landlords must follow specific rules when it comes to renovations, especially if the work affects your ability to safely and comfortably stay in your home. From your right to stay put during certain repairs to your right to move back in afterward, knowing where you stand can make a big difference:

Right to Return

If you’re evicted due to renovations, you have the right to move back in once the work is done. This must be stated in your eviction notice, and you must let your landlord know in writing if you plan to return. This means your landlord must offer you the unit first at your previous lawful rent plus any permitted rent increases, provided you notified them in writing that you intend to return.

Right to Notice to Evict for Major Renovations

If the renovations are so extensive that you have to move out (i.e. structural changes or major plumbing or electrical work) your landlord must give you 120 days’ written notice under Form N13. The notice must include:

  • The reason for eviction (substantial renovations)
  • Your right to return once the work is completed
  • Any compensation you’re entitled to (such as one month’s rent)

Note that this is different from a tenant’s right to notice to enter, which applies to non-invasive or minor renovations where you aren’t being asked to move out of your unit. If your landlord plans to carry out renovations while you continue living in the unit, they must provide you with at least 24 hours’ written notice before entering. The notice must include:

  • The reason for entry (e.g. repair or renovations)
  • The date and time window for the work conducted
  • A description of the nature of the work to be done

Right to Stay During Some Renovations

If the work can be done while you’re still living in the unit, you don’t have to move out. Your landlord may need to accommodate you or schedule work around your presence.

Right to Compensation

If you’re evicted for major renovations under an N13 notice, you are generally entitled to compensation. In buildings with five or more units, the landlord must pay three months’ rent or offer another acceptable unit. In buildings with fewer than five units, the compensation is typically one month’s rent or another acceptable unit. Failure to do this could mean your eviction notice is invalid.

Tenant Rights During Renovations in Ontario

Does My Landlord Have to Pay for My Hotel During Unit Repairs?

Landlords aren’t automatically required to pay for your hotel or other alternative accommodation unless the repairs make your unit unsafe or uninhabitable and you’re forced to leave through no fault of your own. This typically applies to emergency situations like flooding or fire, not planned renovations that involve legal eviction.

What Your Tenant Insurance Might Not Cover

Tenant insurance is a smart idea, but don’t assume it will automatically cover all disruptions during renovations. Most standard policies cover:

  • Your personal belongings
  • Liability (e.g. if someone gets hurt in your unit)
  • Temporary living expenses (in specific situations where your unit becomes uninhabitable due to a covered event like a fire)

However, tenant insurance may not cover:

  • Damage caused by your landlord’s contractors
  • Construction delays
  • Mould, if it’s considered gradual or due to poor maintenance

Always read your policy carefully and call your provider to confirm what’s included. If you don’t yet have tenant insurance, now’s a good time to look into it.

Municipal Protections: Does Your City Have Extra Safeguards?

Some cities in Ontario, such as Toronto and Ottawa, have passed or are developing tenant protection bylaws that go beyond provincial law. For example, Hamilton’s related bylaw requires landlords to hold a renovation license, show permits, engineer reports, and provide relocation assistance before an N13 notice takes effect.

Meanwhile, in Toronto, landlords may be required to guarantee the unit will be offered back to the tenant and maintain livable conditions or provide accommodations during construction. Toronto has also passed a bylaw taking effect in July 2025 that requires a renovation licence within 7 days of an N13 and pre-renovation documents before starting work.

Check with your local municipality or tenant advocacy group to see if your city has added protections in place. They could make a major difference in your situation.

Key Advice from MyChoice

  • Take photos or videos of your belongings. If something gets damaged or stolen during renovations, having a detailed record will make it easier to file a claim.
  • Tell your insurance company if your landlord plans major renovations. This can help you avoid denied claims later because of “undisclosed material changes.”
  • If your landlord offers a temporary rent cut or agrees to pay for a hotel, make sure you get it in writing. Verbal promises often don’t stand up in disputes.
By Matthew Roberts

With over 7 years in the insurance industry, Matt focuses on home and life insurance, offering sharp analysis and insights on underwriting trends, coverage structures, and how market changes impact consumers.

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