Published 2 November 2026 · By Jatin Dua, Broker of Record, RE/MAX Quantum Realty
No. Under section 38 of Ontario’s Residential Tenancies Act, a fixed-term lease that ends simply continues month to month on the same terms, with nothing to sign. A landlord cannot use a new lease to skip the rent-increase rules, add void terms or charge a renewal fee, and refusing to sign is not a reason to end your tenancy.
This guide is for Ontario tenants who have been handed a “renewal” or a brand-new lease to sign, and for landlords wondering what a new lease can and cannot change. You will get the rule, the common reasons landlords ask, what a new lease can legally do, the standard lease rights many tenants miss, and how to decide whether signing is in your interest. It is general information as of November 2026.
Can a landlord make you sign a new lease in Ontario?
No. When a fixed-term lease ends and nobody renews or lawfully ends it, section 38 of the Residential Tenancies Act, 2006 (RTA) says the landlord and tenant are deemed to have renewed it as a monthly tenancy, with the same terms and conditions. Nobody has to sign anything for that to happen.
The Landlord and Tenant Board (LTB) says it directly in its brochure on how a landlord can end a tenancy: the end of a lease does not mean the tenant has to move out, or sign a renewal or a new lease, to stay. Ontario’s guide to the standard lease repeats the point.
So a tenant who says “no thanks” to a new lease simply carries on, month to month. My post on whether fixed-term leases become month-to-month covers the history of that rule and the 2025 proposals that did not go ahead.
Why do landlords ask tenants to sign a new lease?
Usually for one of a handful of reasons. Some are fine. Others try to do something the RTA does not allow. A new lease cannot take away any right in the Act: section 4 makes any conflicting term void, even if you sign it.
| What the landlord wants | Can a new lease do it? | The rule |
|---|---|---|
| Lock in another year | Yes, if you agree | Both sides can agree to a new fixed term |
| Raise the rent past the normal rules | No | LTB: rent increase rules still apply in a new lease |
| Add a no-pets or no-guests rule | No, the term is void | RTA ss. 4 and 14; standard lease guide |
| Charge a “renewal” or admin fee | No | RTA s. 134 bans fees, premiums and penalties |
| Fix a move-out date at signing | No, it is void | RTA s. 37(4) and (5), with narrow exceptions such as some student housing |
| Move an old tenancy onto the standard lease | Only if you agree | RTA s. 12.1(3): tenancies from before April 30, 2018 are not caught, even when renewed |
| Paperwork for a new owner or manager | Not needed | RTA s. 18: lease terms run with the property |
Source: Residential Tenancies Act, 2006 (consolidated September 21, 2026); LTB brochure “How a Landlord Can End a Tenancy”; Government of Ontario, Guide to Ontario’s standard lease (updated October 27, 2025).
What happens if I refuse to sign a new lease?
Nothing changes, except that you are now month to month. That means:
- Same rent and terms. The old lease’s terms carry on, including what is included in the rent.
- Same protection. Section 37 says a tenancy can be ended only in accordance with the Act. The landlord still needs a reason the RTA allows, the right LTB notice and, if you do not leave, an LTB order.
- More flexibility for you. A monthly tenant can leave with at least 60 days’ written notice ending on the last day of a rental period, under section 44(2).
Refusing a new lease is not itself a reason to end a tenancy. My guide to whether a landlord can refuse to renew a lease lists the reasons that can end a tenancy at the end of a term, and the notice each needs.
Can the landlord raise the rent if I do not sign?
Only through the normal rent-increase process, and the same is true if you do sign. The LTB’s brochure is clear that if a landlord and tenant agree to a new lease and the landlord wants more rent, the Act’s rent-increase rules must still be followed. Those rules are:
- Notice: at least 90 days’ written notice on an LTB-approved form (section 116). An increase without proper notice is void.
- Timing: at least 12 months since the last increase or since the tenancy began (section 119).
- Amount: no more than the provincial guideline for most units. The guideline is 2.1% for 2026 and 1.9% for 2027.
- Exempt units: units first occupied as homes after November 15, 2018 are exempt from the guideline amount, but the notice and 12-month rules still apply.
Watch the clock if you think an increase was unlawful. Section 136 says a rent increase is deemed lawful unless an application challenging it is made within one year of the date it was first charged. A tenant who paid money the landlord was not entitled to collect can apply to the LTB under section 135. My post on raising rent mid-lease covers the timing rules in more detail.
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Should a tenant sign a new fixed-term lease?
Sometimes it makes sense. The key is to understand that a new one-year lease mostly limits you, not the landlord.
What changes for the tenant
- Less flexibility to leave. Under section 44(4), a tenant on a fixed term must give at least 60 days’ notice, effective on the expiry date of the term. Leaving early means negotiating, assigning the lease or another lawful route. My guide on how to break a lease explains the options.
- Rent rules stay the same. A one-year lease does not freeze the rent beyond what the Act already does, and it does not let the landlord raise it more.
- Eviction rules stay the same. The grounds a landlord can use are the same with or without a new lease.
When signing can help
If you know you want to stay a full year and the new lease gives you something real, such as a written commitment to a repair or an added parking space at a fair price, a new term can be a sensible trade. Read every added clause. If a clause tries to take away a right in the Act, it is void, but it can still cause arguments later.
What are your rights to the standard lease?
Ontario’s standard lease is required for most residential tenancy agreements signed on or after April 30, 2018. Section 12.1 of the RTA gives tenants, not landlords, the leverage here:
- If your tenancy began on or after April 30, 2018 and your lease is not on the standard form, you may demand one in writing, once during the tenancy.
- If the landlord has not provided it 21 days after your demand, you can withhold rent, up to a total of one month’s rent.
- The landlord can recover that withheld rent only if they provide the standard lease no later than 30 days after the first withheld payment.
- You may also be able to end a fixed-term lease early with 60 days’ notice under section 47.0.1, within limits.
If your tenancy began before April 30, 2018, section 12.1 does not apply, even though the tenancy has since renewed. A landlord cannot point to the standard lease law to insist that you sign a new agreement. When a standard lease is signed, the guide says the landlord must give the tenant a copy within 21 days.
Can a new owner make me sign a new lease?
No. Section 18 of the RTA says covenants about the rental unit run with the land. In plain words, your tenancy and its terms carry on when the property is sold. A new owner or a new property manager may ask you to fill in contact or payment details, but you do not need a new lease for your tenancy to continue. If the new owner wants the unit for themselves, they must use the RTA’s rules. My guide on what happens when your landlord sells explains the buyer’s own-use notice.
What if a roommate leaves or a new one moves in?
This is where a new lease can matter most. The RTA has an assignment process: with the landlord’s consent, a tenant can assign the unit to another person under section 95. Separately, section 113 says the lawful rent for a new tenant under a new tenancy agreement is the rent first charged to that tenant.
So if a landlord responds to a roommate change by drafting a brand-new tenancy, ask in writing whether your existing tenancy and its rent continue, and get advice before you sign. The difference between adding an occupant, assigning part of a tenancy and creating a new one can affect your rent and your rights.
Pressure to sign is a red flag. Section 23 of the RTA says a landlord shall not harass, coerce or threaten a tenant. Be especially careful with any document that agrees to end your tenancy, often the LTB’s N11 form, slipped in alongside a “renewal”. Under section 77, signing one lets the landlord apply to the LTB for an eviction order without notice to you. Never sign under time pressure.
I work with landlords and tenants across Toronto and the GTA, and the new-lease conversation goes best when both sides know the default: month to month, same terms, same protection. Landlords who want a tenant to commit to another year should offer a genuine reason to, and put any promise in writing. Tenants should not treat a renewal form as a test of good behaviour. Saying “I’d prefer to stay month to month” is a complete and lawful answer.
What to do next
- Check your lease end date and the date your tenancy began, before or after April 30, 2018.
- Read any new lease line by line, and compare the rent and terms to your current ones.
- If the rent goes up, confirm 90 days’ written notice, 12 months since the last increase and the guideline cap.
- Do not sign an N11 or any agreement to leave without independent advice.
- For disputes, contact the LTB, a community legal clinic or a licensed paralegal.
Need help with this? Talk to me.
I’m Jatin Dua, Broker of Record at RE/MAX Quantum Realty, and I’m the best agent to do this kind of work for you in Toronto and across the GTA. Over $100 million in GTA sales and 100+ families helped sell. Feel free to contact me any time: call or text 833-330-1925 or email [email protected].
Frequently asked questions
Do I have to sign a new lease when my lease expires in Ontario?
No. Section 38 of Ontario’s Residential Tenancies Act says a fixed-term lease that ends without being renewed or lawfully ended becomes a monthly tenancy on the same terms. The Landlord and Tenant Board confirms a tenant does not have to sign a renewal or a new lease to stay. As of 2026, you can simply continue month to month.
Can a landlord evict me for not signing a new lease in Ontario?
No. Refusing to sign a new lease is not a reason to end a tenancy under Ontario’s Residential Tenancies Act. Section 37 says a tenancy can be ended only in accordance with the Act, so the landlord needs a lawful reason, the correct LTB notice and, if you stay, an order from the Landlord and Tenant Board.
Can a landlord raise the rent with a new lease in Ontario?
Not beyond the normal rules. The Landlord and Tenant Board says that if a new lease raises the rent, the Act’s rent-increase rules must still be followed: 90 days’ written notice on an approved form, 12 months since the last increase and, for most units, the guideline of 1.9% for 2027. Units first occupied after November 15, 2018 are exempt from the guideline amount only.
What happens if I go month to month in Ontario?
Your rent, terms and protections stay the same. A month-to-month tenant in Ontario keeps every right they had under the lease, and the landlord still needs a lawful reason and LTB notice to end the tenancy. The main change is flexibility: you can leave with at least 60 days’ written notice ending on the last day of a rental period.
Can a landlord charge a lease renewal fee in Ontario?
No. Section 134 of Ontario’s Residential Tenancies Act bans landlords from collecting fees, premiums, commissions, bonuses or penalties unless a regulation allows them, and a lease renewal or admin fee is not on the allowed list. A tenant who paid a fee like this in 2026 can apply to the Landlord and Tenant Board to get the money back.
Can my landlord make me switch to the Ontario standard lease?
Not if your tenancy began before April 30, 2018. Section 12.1 of the Residential Tenancies Act says the standard lease requirement does not apply to those tenancies, even when they renew. If your tenancy began on or after that date without a standard lease, it is the tenant who can demand one in writing, with the right to withhold up to one month’s rent if the landlord does not provide it.
Does a new owner need me to sign a new lease in Ontario?
No. Section 18 of Ontario’s Residential Tenancies Act says covenants about the rental unit run with the land, so your tenancy and its terms carry on after a sale. A new owner can ask for updated contact or payment details, but a new lease is not needed. A buyer who wants the unit must use the Act’s own-use notice rules.
Is it better to sign a new one-year lease or stay month to month in Ontario?
Month to month usually gives the tenant more flexibility. A new fixed term in Ontario does not freeze rent beyond the Act’s rules or reduce the landlord’s eviction grounds, but it requires 60 days’ notice effective on the end date if you want to leave. Signing can make sense if you plan to stay and the new lease adds something real.
Can a landlord add a no-pets clause to a new lease in Ontario?
They can write it, but it is void. Section 14 of Ontario’s Residential Tenancies Act voids lease terms that ban animals, and section 4 voids any term that conflicts with the Act, even if the tenant signs it. Condo rules are the main exception, since a tenant in a condo unit agrees to follow the condominium’s declaration, by-laws and rules.
Sources
- Residential Tenancies Act, 2006 (e-Laws)
- Landlord and Tenant Board: How a Landlord Can End a Tenancy
- Government of Ontario: Guide to Ontario’s standard lease
- O. Reg. 516/06 under the Residential Tenancies Act (e-Laws)
- Government of Ontario: Residential rent increases
Related reading
- Can My Landlord Enter Without Notice in Ontario?
- Can a Landlord Evict You Without Going to the LTB in Ontario?
- Can My Landlord Raise the Rent Every Year in Ontario? 2027 Rules
- Can a Landlord Put Security Cameras in or Outside a Rental in Ontario?
About the author — Jatin Dua, Toronto and GTA real estate broker
I am Jatin Dua, Broker of Record and co-founder of RE/MAX Quantum Realty Inc., Brokerage, Unit 101, 799 The Queensway, Toronto. I work with buyers and sellers across Toronto and the GTA and have helped more than 100 families sell. Four-plus years of active GTA transactions and over $100 million in sales volume.
Reach me at [email protected] or 833-330-1925, or book a call.