Is a written lease required in Canada?

In Ontario, new tenancies covered by the RTA generally must use the standard lease form under section 12.1. British Columbia and Alberta do not mandate a specific form, but a written agreement is strongly advised and is required for fixed-term leases over certain durations. Oral tenancies can still be enforceable under Canadian law but are harder to prove.

Can the landlord take a security deposit?

It depends on the province. In Ontario section 134 of the RTA prohibits security deposits — only a last-month rent deposit and a refundable key deposit are allowed. In British Columbia the cap is half a month’s rent, and in Alberta one month’s rent, both held in trust with interest.

How much can the landlord raise the rent?

In Ontario annual increases are capped at the provincial rent-increase guideline (published each August for the following year) and require 90 days’ written notice on Form N1. British Columbia caps rent increases annually by regulation. Alberta has no cap but requires three months’ notice and no more than one increase every 12 months.

Can the landlord say "no pets" in the lease?

In Ontario, section 14 of the RTA makes "no pets" clauses void. A landlord can still apply to evict for a pet causing damage, allergies in the building or dangerous behaviour. British Columbia and Alberta permit no-pet clauses, subject to human rights accommodation for assistance animals.

How much notice must the landlord give to enter?

In Ontario the landlord must give the tenant 24 hours’ written notice under section 27 of the RTA for most entries (between 8am and 8pm), except for emergencies. British Columbia requires 24 hours’ notice under section 29 and Alberta 24 hours under section 23 of its RTA.

Can a tenant end a fixed-term lease early?

Usually only in specific circumstances — for example where the unit is uninhabitable, the landlord has materially breached the lease, or the tenant is fleeing domestic violence (section 47.2 of the Ontario RTA). Otherwise the tenant remains liable for rent until a replacement is found or the term ends.

Does the lease survive a sale of the property?

Yes. The tenancy runs with the land, and a new owner takes subject to the existing lease under section 3 of the Ontario RTA (and equivalents). A sale of the home is not on its own a ground for eviction under Canadian tenancy law; the buyer may only rely on the personal-use ground on closing if they or an immediate family member actually move in.

Does this template work for Quebec?

No. In Quebec residential leases are governed by the Civil Code of Quebec, articles 1851 and following, and must be drafted to the Tribunal administratif du logement’s mandatory lease form. The template should not be used in Quebec without review by a Quebec lawyer.

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Residential Lease Agreement Template

A residential lease agreement sets out the terms on which a landlord rents a home to a tenant in Canada. Our free Canadian template reflects provincial Residential Tenancies Acts and aligns with the Ontario standard lease, BC and Alberta tenancy rules, and the statutory requirements for rent, deposits, entry and termination. Across Canadian provinces, tenant protections are some of the strongest in North America, and understanding how they apply to your lease is essential.

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RESIDENTIAL LEASE AGREEMENT

Province Of British Columbia, Canada

LANDLORD

Sarah M. Thompson

456 Oak Avenue, Ottawa, ON K1A 0B1
+1 (613) 555-0101
sthompson@email.ca

TENANT

James R. Wilson

789 Elm Street, Toronto, ON M5V 2T6
+1 (416) 555-0202
jwilson@email.ca

123 Maple Drive, Unit 4B, Vancouver, BC V6B 3K9

Apartment / 2 bed / 1 bath · Parking: 1 underground parking spot, Stall #12

PREMISES

The Landlord agrees to rent to the Tenant the residential premises located at 123 Maple Drive, Unit 4B, Vancouver, BC V6B 3K9, Province of British Columbia, Canada (a Apartment). The premises shall be used exclusively as a private residential dwelling and for no other purpose.

TERM

This lease is for a fixed term commencing on April 1, 2026 and ending on March 31, 2027. Unless either party provides written notice of termination as required by applicable provincial legislation, the tenancy shall continue on a month-to-month basis upon expiry of the fixed term.

RENT

The Tenant shall pay to the Landlord a monthly rent of 1,800.00 CAD, payable on the first (1st) day of each calendar month. Rent shall be paid by E-Transfer.

RENT INCREASES

Rent may be increased only as permitted by the Residential Tenancy Act (British Columbia) and the rules of the Residential Tenancy Branch (RTB): not more than once in any twelve (12) month period, on the written notice the Act requires (in Ontario, ninety (90) days’ notice on the prescribed Form N1), and by no more than the annual allowable increase set by the province (2.3% for 2026). A purported increase that does not comply with the Act is void, and rent-controlled units may not be increased above the guideline without tribunal approval.

DEPOSIT

The Tenant shall pay a deposit of 900.00 CAD, to be held and returned in accordance with the Residential Tenancy Act (British Columbia). British Columbia rule: a security deposit of no more than one-half of one month’s rent, plus, where pets are permitted, a pet-damage deposit of up to a further one-half month’s rent. Any amount collected in excess of, or of a type not permitted by, the applicable Act is recoverable by the Tenant. The permitted deposit shall be returned, less any lawful deductions for damage beyond normal wear and tear, within the time prescribed by that Act after the tenancy ends, with interest where required.

CONDITION OF PREMISES

The Tenant acknowledges that they have inspected the premises and accept them in their current condition, subject to any deficiencies noted in a move-in inspection report signed by both parties. The Landlord shall deliver the premises in a clean, habitable condition and in compliance with all applicable housing, health, and safety standards.

UTILITIES

The following utilities are included in the monthly rent: Heat, Water. The Tenant is responsible for arranging and paying for: Electricity, Internet, Cable TV, Laundry. The Tenant shall not tamper with utility meters or connections.

MAINTENANCE AND REPAIRS

The Landlord shall maintain the premises in a good state of repair, fit for habitation, and in compliance with all health, safety, housing, and maintenance standards required by law. The Landlord shall ensure that working smoke detectors and carbon monoxide detectors are installed and maintained as required by provincial and municipal regulations. The Tenant shall maintain ordinary cleanliness and shall promptly notify the Landlord of any needed repairs or deficiencies.

SMOKING POLICY

Smoking (including e-cigarettes, vaporizers, and cannabis) is strictly prohibited inside the premises and in all common areas of the building.

10.

PETS

No pets or animals of any kind are permitted in the premises without the prior written consent of the Landlord. Note: In Ontario, no-pet clauses are generally void under the Residential Tenancies Act, 2006, except for condominiums with registered no-pet declarations.

11.

OCCUPANCY AND GUESTS

The premises shall be occupied only by the Tenant(s) named in this Agreement and a maximum of 3 occupants in total. Guests are permitted for reasonable periods. Any guest staying longer than 14 consecutive days must receive prior written approval from the Landlord.

12.

LANDLORD ACCESS

The Landlord may enter the premises only in accordance with the notice requirements of the applicable provincial Residential Tenancy Act. Unless an emergency exists, the Landlord shall provide written notice of entry at least 24 hours in advance (or such longer period as required by provincial law), specifying the reason for entry and the date and time of the intended entry. Entry shall be at a reasonable time.

13.

ASSIGNMENT AND SUBLETTING

The Tenant shall not assign this lease or sublet the premises, or any part thereof, without the prior written consent of the Landlord, which consent shall not be unreasonably withheld. In provinces where consent cannot be unreasonably withheld by law, the Landlord shall comply with the applicable legislation governing assignment and subletting.

14.

GOVERNING LAW

This Agreement is governed by the Residential Tenancy Act (British Columbia) and the other applicable laws of the Province of British Columbia and the federal laws of Canada applicable therein. The minimum standards of that Act prevail over any conflicting term of this Agreement. Any dispute shall be brought before the Residential Tenancy Branch (RTB) as the first avenue of resolution.

15.

GENERAL PROVISIONS

Entire Agreement: This Agreement constitutes the entire agreement between the parties with respect to the rental of the premises and supersedes all prior negotiations and understandings. Amendments: No amendment shall be valid unless in writing and signed by both parties. Severability: If any provision is found to be unenforceable or contrary to the applicable Residential Tenancy Act, the remaining provisions shall remain in full force and effect. Joint and Several Liability: Where more than one Tenant is named, each Tenant is jointly and severally liable for all obligations under this Agreement.

16.

ADDITIONAL RULES AND CONDITIONS

Quiet hours from 10:00 PM to 8:00 AM. No alterations to the premises without prior written consent of the Landlord.

IN WITNESS WHEREOF, the parties have executed this Agreement as of the date indicated.

LANDLORD

Sarah M. Thompson

Date: ____________________

TENANT

James R. Wilson

Date: ____________________

Available as a print-ready PDF or an editable Microsoft Word (.docx) file.

What Is a Residential Lease Agreement?

A residential lease agreement (also called a residential tenancy agreement) is a written contract between a landlord and a tenant for the rental of a home — a house, apartment, condominium, basement suite or room with shared facilities. It sets out the rent, the term, the parties’ obligations and the rules that will govern day-to-day life in the unit.

In Ontario, since 30 April 2018 most new residential tenancies must use the government-mandated standard lease form (Form 2229E) under section 12.1 of the Residential Tenancies Act, 2006, S.O. 2006, c. 17. A tenant who has not been given the standard form can, after 30 days, withhold one month’s rent until the form is provided. British Columbia uses the Residential Tenancy Act, S.B.C. 2002, c. 78, Alberta uses the Residential Tenancies Act, R.S.A. 2000, c. R-17.1, and each province has its own rules on security deposits, rent increases, and notice of termination.

The lease does more than set rent: it governs access rights, maintenance, pets, smoking, guests and assignment. Because many provincial statutes imply terms and override inconsistent lease provisions, the agreement must be drafted to the applicable provincial regime. Any clause that purports to contract out of the relevant statute is typically void — for example, section 3 of the Ontario RTA provides that the Act prevails over any conflicting term in a tenancy agreement.

What's Covered in This Template

Our Canadian residential lease template covers every term required by provincial tenancy legislation plus the usual practical rules for day-to-day tenancy life.

Parties and Rental Unit

Legal names and contact details for the landlord and every tenant, plus the full address of the rental unit.

Term and Renewal

Whether the tenancy is fixed-term or month-to-month, and what happens at the end of a fixed term.

Rent and Rent Deposit

Monthly rent in CAD, due date, accepted payment methods and (in Ontario) the permitted last-month rent deposit only.

Security Deposit (BC/AB)

In British Columbia and Alberta, a security deposit of up to half or one month’s rent respectively, with interest rules.

Utilities and Services

Which utilities (heat, hydro, water, internet) are included in rent and which are the tenant’s responsibility.

Maintenance and Repairs

Landlord’s obligation to maintain the unit in a good state of repair and tenant’s ordinary cleanliness duties.

Landlord Entry

Notice requirements for landlord entry (24 hours’ written notice in Ontario under s. 27) and permitted reasons for entry.

Rules, Guests and Pets

Reasonable rules, guests, smoking restrictions and pet provisions (noting the "no pets" clause is void in Ontario under s. 14).

Assignment and Subletting

Rights to assign or sublet under sections 95–97 of the Ontario RTA or equivalents in other provinces.

Termination and Notice

Statutory notice periods for ending the tenancy by either party and required forms where applicable.

How to Create a Residential Lease

Follow these steps to produce a provincially compliant Canadian residential lease.

1
Identify the Parties and Unit
List every tenant over the age of majority and describe the rental unit, parking and storage being leased.
2
Set Term, Rent and Deposit
Choose fixed-term or month-to-month, set the monthly rent in CAD, and set the permitted deposit (last month’s rent in Ontario; security deposit up to half a month in BC; up to one month in Alberta).
3
Allocate Utilities and Services
Specify which utilities and services are included in rent and which the tenant pays directly.
4
Add House Rules and Policies
Include reasonable rules on smoking, guests, pets (subject to s. 14 of the Ontario RTA), insurance and parking.
5
Sign and Deliver the Lease
Sign the agreement and provide a copy to every tenant within the statutory time (within 21 days in Ontario under s. 12(3)).

Why Doxuno documents are different

Four things that make our templates more thorough than AI-generated drafts and more current than static template libraries.

Accurate

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Drafted with legal expertise for each jurisdiction, far more thorough than AI-generated drafts that copy generic clauses across borders.

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Always current with the law

Templates carrying statute references are continuously updated as the law changes. Your document always reflects the current legal framework.

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Continue editing in Word after download. Add custom clauses, reuse the template for similar agreements, or share with a colleague for collaborative review.

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Legal Considerations

Residential tenancies in Canada are governed by strict provincial regimes that imply tenant protections and override inconsistent lease terms.

This template is for informational purposes only and does not constitute legal advice. Consult a qualified lawyer in your province for advice specific to your situation.

Reviewed for Canadian law

Ontario: Standard Lease and Deposit Rules

The Residential Tenancies Act, 2006, S.O. 2006, c. 17 governs most residential tenancies in Ontario. Section 12.1 requires the use of the standard lease form (Form 2229E) for most new tenancies entered into on or after 30 April 2018. Section 134 prohibits collecting any deposit other than a last-month rent deposit and a refundable key deposit; security deposits for damage are not permitted. Annual rent increases are capped by the provincial guideline and must be given with a Form N1 90 days in advance under section 116.

British Columbia Security Deposits and Rent

The Residential Tenancy Act, S.B.C. 2002, c. 78 permits a security deposit of up to half a month’s rent (section 19) and a separate pet damage deposit of up to half a month’s rent (section 19(2)). Landlords must pay interest on deposits under the Residential Tenancy Regulation and return them within 15 days of the end of the tenancy (section 38). Annual rent increases are capped by the province and require a three-month Notice of Rent Increase.

Alberta and Other Canadian Provinces

The Residential Tenancies Act, R.S.A. 2000, c. R-17.1 allows a security deposit of up to one month's rent (section 14) held in a trust account earning interest at the prescribed rate. There is no rent-increase cap in Alberta, but increases require three months' notice (section 14.1) and can occur no more than once every twelve months per tenant. Manitoba (The Residential Tenancies Act, C.C.S.M. c. R119) and other Canadian provinces each have distinct deposit, notice and rent rules.

Assignment, Subletting and Assignment of Discretion

In Ontario, sections 95 to 97 of the RTA govern assignment and subletting: the tenant may assign with the landlord’s consent, which may not be unreasonably withheld; a tenant who is refused consent unreasonably may end the tenancy. The tenant may sublet the unit for a period shorter than the remaining term on the same basis. A "no subletting" clause that purports to remove these rights is void under section 3.

Frequently Asked Questions

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