Landlord Entry Rules in Ontario: The 24-Hour Notice Guide
Once a tenant moves in, the unit is their home — not your property to enter freely. Ontario's RTA gives tenants a right to quiet enjoyment, and the rules around entry are strict. Here is what you can do, when, and what happens if you get it wrong.
The short version
✓ Most entry requires 24-hour written notice, stating the reason and time of entry
✓ Entry can only happen between 8 am and 8 pm (except emergencies)
✓ Emergencies allow immediate entry without notice, at any hour
✓ Tenant consent on the day waives the written notice requirement
✗ You cannot enter whenever you want, even to check on your property
✗ A lease clause saying you can enter without notice is void
When You Can Enter — and What Notice Is Required
To carry out repairs or maintenance
Includes routine maintenance, inspections related to a repair, or work the landlord is legally required to perform.
To show the unit to prospective tenants or buyers
Can show to prospective tenants within the last 60 days of a tenancy, or anytime during a tenancy if selling.
To allow a potential purchaser or their representative to inspect
For property sales. The agent and buyer can enter together.
To carry out an annual or periodic inspection
Routine inspection of the unit's condition, not for harassment purposes.
Emergency
Defined narrowly: fire, flooding, serious damage, or a situation requiring immediate repair to prevent injury or significant damage.
Tenant has abandoned the unit
When you have reasonable grounds to believe the unit has been abandoned.
Tenant has consented on the same day
If the tenant agrees to entry that day (e.g., 'the plumber can come at noon'), no written notice needed.
What the 24-Hour Notice Must Include
The notice must be in writing and specify:
- The reason for entry: Be specific — 'to repair the kitchen faucet' is better than 'maintenance'
- The date of entry: A specific date, not a range
- The time of entry: A specific time or range within 8 am–8 pm
How to deliver the notice
Acceptable delivery methods under the RTA:
- —Hand-delivered directly to the tenant
- —Left in the mailbox or mail slot of the rental unit
- —Sent by mail (but add two days for delivery — so serve by mail at least 3 days before entry)
- —Email, if the tenant has agreed in writing to receive notices by email
- —Fax, if the tenant has agreed to receive notices by fax
Practical tip
For anything beyond emergency entry, text message alone is not a reliable notice delivery method (it is not listed in the RTA). Email works if the tenant has previously agreed to it — get that agreement in writing, ideally in the lease. Most landlords leave a written note at the unit and send a text message as a courtesy confirmation.
Sample 24-hour notice (copy and adapt)
A bare-bones template that satisfies the s.26 requirements. Replace the bracketed details and deliver in one of the methods above.
Keep a dated copy of every notice you serve, and a brief log of when and how it was delivered. If the tenant later files a T2, that paper trail is your defence.
What "24 Hours' Notice" Actually Means
The 24-hour notice requirement means the notice must be given at least 24 hours before the time of entry — not 24 hours before the day. If you plan to enter Wednesday at 2 pm, the notice must be delivered by Tuesday at 2 pm at the latest.
There is no maximum notice period specified in the RTA. You can give a week's notice for a scheduled repair. The tenant cannot unreasonably refuse entry once proper notice has been given.
If the tenant refuses entry
After proper notice, if the tenant refuses or obstructs entry, you can file a T2 application (actually an A1 landlord application) citing interference with your right to enter. However, this is uncommon in practice and relationship-damaging. Most entry conflicts are resolved through communication.
Emergency Entry: What Qualifies
"Emergency" is defined narrowly under the RTA. It means a situation that requires immediate entry to prevent injury to persons or significant damage to the property. Courts and the LTB have held that emergencies include:
If you enter claiming emergency and the LTB later finds there was no genuine emergency, you are exposed to a T2 application (harassment, illegal entry) by the tenant. Do not stretch the definition.
Showing the Unit While a Tenant Lives There
You have the right to show the unit to prospective tenants or buyers with 24-hour written notice. The tenant must allow the showing, but they are not required to leave or clean up.
When can you show for new tenants?
Within the last 60 days of a tenancy — after you have received the tenant's notice to vacate or after you have given a valid termination notice. You cannot start showing the unit to new tenants while the current tenancy is ongoing, unless the current tenant has given notice.
When can you show for a sale?
Anytime during a tenancy, with 24-hour written notice. The tenant cannot prevent you from selling the property. However, excessive or harassing showings (multiple times a week, unreasonable hours) can constitute interference with quiet enjoyment. Two to three showings per week during an active listing period is generally considered reasonable.
Consequences of Entering Without Proper Notice
Illegal entry is a serious RTA violation. The tenant can file a T2 application (Tenant Application for Maintenance, Repair and Other Issues) citing interference with reasonable enjoyment or harassment.
Abatement of rent
The LTB can order a reduction in rent for the period the tenant's quiet enjoyment was affected.
Compensation for damages
If the illegal entry caused measurable harm (tenant missed work, suffered distress), compensation may be awarded.
Fine to the Province
The LTB can impose fines on landlords for repeated illegal entry. Fines can reach thousands of dollars.
Termination rights for the tenant
Repeated illegal entry constitutes harassment — a ground for the tenant to apply to terminate their own tenancy and receive additional compensation.
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Sections of Ontario law this guide is grounded in. Read the source text before acting on a specific situation.
About this guide
Written and maintained by the ScreenTenants.ca editorial team and reviewed against Ontario's Residential Tenancies Act, 2006 and the Landlord and Tenant Board's published rules. Last reviewed June 2026.
This is general information for Ontario landlords, not legal advice. Rules change and individual situations vary — confirm details with the LTB or a licensed paralegal or lawyer before acting on a specific matter.
See our editorial policy for sources, review cadence, and corrections.