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Get My Free Estimate →Bill 60, the Fighting Delays, Building Faster Act, 2025, received Royal Assent on 27 November 2025, but its tenancy provisions came into force in stages. Three procedural provisions started on 1 July 2026, including a 15-day deadline to request a review of a Landlord and Tenant Board order. The substantive tranche — including the 120-day compensation waiver on a landlord’s own use notice and a 7-day N4 notice period — starts on 21 September 2026. One provision has still not been proclaimed. Several changes taking effect on 21 September come from Bill 97 (2023), not Bill 60.
Ontario changed its residential tenancy law in two stages, and most of what you will read online about it is either premature or attributes the wrong changes to the wrong bill. This page is a tracker, not a news item. It says what is in force today, what starts on 21 September 2026, what is still waiting on a proclamation that has not been made, and which statute each change actually comes from. I re-read the e-Laws consolidation and the Gazette when I update it, and the date at the top is the date I last did that.
The short version
Bill 60 received Royal Assent on 27 November 2025. Only Schedule 12 of it touches the Residential Tenancies Act, and Schedule 12 did not come into force on Royal Assent — it commences by order of the Lieutenant Governor in Council, in pieces. Three pieces started on 1 July 2026. A much larger group starts on 21 September 2026. One section has still not been proclaimed at all. And several of the changes landing on 21 September are not from Bill 60 at all — they are from Bill 97, passed back in 2023 and only now being switched on.
What came into force on 1 July 2026
Three provisions of Schedule 12 were proclaimed for 1 July 2026. They are procedural rather than substantive, and none of them changes what a landlord or tenant is entitled to:
| Provision | What it does | In force |
|---|---|---|
| Sched. 12, s. 1 | Amends RTA s. 43(1). A notice of termination must be in a form approved by the Board unless a form is prescribed by regulation. | 1 July 2026 |
| Sched. 12, s. 11 | Amends RTA s. 209(2) to (4). The Board’s power to review its own decisions becomes subject to prescribed limits, and a request for review must be made within 15 days. | 1 July 2026 |
| Sched. 12, s. 13 | Adds paragraphs 3.0.1 and 3.3 to RTA s. 241.1(1), expanding the Minister’s regulation-making powers. | 1 July 2026 |
The 15-day review deadline is the one with immediate practical bite. It is backed by O. Reg. 178/26, Limits on Board’s Review Powers, made and filed 16 June 2026 and published in the Gazette on 4 July 2026. If you are thinking about asking the Landlord and Tenant Board to reconsider an order, the window is now short and it is prescribed.
What starts on 21 September 2026
This is the substantive tranche. The e-Laws consolidation flags each of these with the same note: “On September 21, 2026, the day named by order of the Lieutenant Governor in Council…” The provisions coming into force from Bill 60, Schedule 12 are ss. 2(1), 2(2), 3, 4, 5, 6(1) to (4), 7, 8, 10, 12(1) to (6) and 14.
| Change | RTA section | Source bill |
|---|---|---|
| Compensation for a landlord’s own use notice is waived where the notice gives at least 120 days and ends on a period or term end. Full explanation here. | s. 48.1(2), new | Bill 60, Sched. 12, s. 2(2) |
| Notice period on an N4 for non-payment of rent shortened to 7 days. | s. 59(1) | Bill 60, Sched. 12, s. 4 |
| Changes to how tenant issues are raised at an arrears hearing, including a condition tied to payment of half the arrears. | s. 82 | Bill 60, Sched. 12, s. 6 |
| The Board’s discretion to refuse eviction becomes “subject to any prescribed limitations or conditions”. | s. 83(1)(b) | Bill 60, Sched. 12, s. 7 |
| Right of first refusal on a renovation notice, and the bad-faith remedies that back it. | ss. 53, 57, 57.1 | Bill 97, 2023, c. 10, Sched. 7 |
Do not attribute all of this to Bill 60. The amendments to RTA ss. 53, 57 and 57.1 coming into force on 21 September 2026 are from Bill 97, the Helping Homebuyers, Protecting Tenants Act, 2023 — passed three years ago and only now proclaimed. Getting the source bill wrong matters if you are trying to read Hansard or the explanatory notes to understand what a provision was meant to do.
The September tranche is backed by O. Reg. 240/26 and companion regulations, made 20 July 2026 and published in the Gazette on 8 August 2026. Their commencement clauses read, in each case, “This Regulation comes into force on the latest of the following days: 1. September 21, 2026…” followed by the commencement of the matching Schedule 12 section. That is how you can be confident the date is real rather than reported: the regulation says it.
What is still not in force
Schedule 12, s. 9, which would amend clause 94.10(8)(b) of the Act. The e-Laws consolidation records it plainly: “not in force”. No proclamation date has been named. Similarly, from Bill 97’s Schedule 7, ss. 2, 7 and 11(1) remain unproclaimed. A change that has passed is not a change that applies, and in Ontario tenancy law that gap has sometimes run to years.
Bad faith exposure has not been reduced
Worth saying clearly, because the September changes are being read in some quarters as a general loosening. Under RTA s. 57, where the Board finds a s. 48, 49 or 50 notice was given in bad faith and the tenant vacated as a result, it may order general compensation of up to twelve months of the last rent charged, plus the increased-rent differential, moving and storage costs, and administrative fines. The 21 September amendments to s. 57 come with O. Reg. 240/26, which prescribes the limitation period in s. 57(6.1) as 60 days after the termination date, or after the tenant actually vacates if that is later.
How I keep this page current
I check three things, in this order, and I only change the page if the primary source has changed: the e-Laws consolidation of the Residential Tenancies Act, including its amendment notes at the foot of each section, which is where commencement dates actually appear; The Ontario Gazette for new regulations and for the annual rent increase guideline notice; and the Landlord and Tenant Board’s own operational updates and form list. News coverage and law firm bulletins are useful for spotting that something happened. They are not what I cite.
Selling or buying a tenanted property in Etobicoke?
The rules that govern what you can do with a sitting tenant changed on 1 July and change again on 21 September. If you have a tenanted unit you are thinking about listing, or you are buying one, send me the address and the tenancy details and I will tell you plainly what applies and where you need a paralegal or a lawyer rather than a realtor.
connect@jatindua.com · 437-987-1925 · Book a free consultation
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Frequently asked questions
Is the 120-day rule that removes N12 compensation in force right now?
No. It comes into force on 21 September 2026, and only for notices given on or after that date. A notice given before that date attracts compensation under the existing rules no matter how long the notice period is. It also applies only to a landlord’s own use notice under s. 48, not to a purchaser’s own use notice under s. 49.
What exactly came into force on 1 July 2026?
Three provisions of Schedule 12 to Bill 60: s. 1, amending RTA s. 43(1) so a notice of termination must be in a Board-approved form; s. 11, amending RTA s. 209 so the Board’s review power is subject to prescribed limits and a review must be requested within 15 days; and s. 13, expanding the Minister’s regulation-making powers. O. Reg. 178/26 backs the review limits.
Did Bill 60 change the rent increase guideline or rent control?
No. The guideline is set annually under s. 120 of the Act by notice published in The Ontario Gazette. The 2026 guideline is 2.1 per cent and the 2027 guideline is 1.9 per cent, set by the Minister’s notice dated 13 July 2026 and published on 25 July 2026. Bill 60 did not touch the guideline mechanism or the 15 November 2018 exemption in s. 6.1.
Which parts of the September 2026 changes are not from Bill 60?
The amendments to RTA ss. 53, 57 and 57.1 — the right of first refusal on a renovation notice and the bad-faith remedies — come from Bill 97, the Helping Homebuyers, Protecting Tenants Act, 2023. They were passed in 2023 and are only being proclaimed now. Sections 2, 7 and 11(1) of that Schedule remain unproclaimed.
Is any part of Bill 60 Schedule 12 still not in force?
Yes. Section 9, which would amend clause 94.10(8)(b) of the Act, is recorded in the e-Laws consolidation as “not in force”. No date has been named for it.
Where can I check this myself?
The e-Laws consolidation of the Residential Tenancies Act at ontario.ca/laws/statute/06r17 is authoritative, and the commencement notes appear at the foot of each amended section. The Ontario Gazette carries the regulations and the annual guideline notice. Both are linked in the sources below.
Related reading
- N12 compensation and the 120-day rule: what changes on 21 September 2026
- Do Ontario fixed-term leases become month-to-month?
- Your unit is listed for sale: showings, notice, and what a new owner can do
Sources
Every figure on this page traces to one of these, and each was read on 30 August 2026. Primary sources only — statute, regulation, and the government or agency that administers the rule. Where I could not verify something from a primary source, the page says so instead of guessing.
- Residential Tenancies Act, 2006, S.O. 2006, c. 17 — e-Laws consolidation. Official consolidation. Consolidation period stated on the document: from July 1, 2026. Last amendment: 2025, c. 14, Sched. 12. Accessed 30 August 2026.
- Bill 60, Fighting Delays, Building Faster Act, 2025 — Royal Assent print. Legislative Assembly of Ontario. First reading 23 October 2025; Royal Assent 27 November 2025. Enacted as S.O. 2025, c. 14. Accessed 30 August 2026.
- Bill 60 as passed (PDF). The Royal Assent print. Schedule 12 amends the Residential Tenancies Act; s. 15 of that Schedule sets commencement by order of the Lieutenant Governor in Council. Accessed 30 August 2026.
- Regulations and Statutes in Force as of July 1, 2026 — backgrounder. Ontario Newsroom, 30 June 2026. Confirms the first tranche of Residential Tenancies Act amendments and the new minister’s regulation limiting Landlord and Tenant Board review powers. Accessed 30 August 2026.
- LTB operational update: legislative changes at the LTB. Tribunals Ontario, 30 June 2026. Accessed 30 August 2026.
- The Ontario Gazette, Volume 159, Issue 32 (PDF). Published 8 August 2026. Carries O. Reg. 240/26 and companion regulations under the Residential Tenancies Act, commencing on the latest of 21 September 2026 and the commencement of the related Schedule 12 provisions. Accessed 30 August 2026.
- The Ontario Gazette, Volume 159, Issue 30 (PDF). Published 25 July 2026. Notice 159-G110E under s. 120 of the Residential Tenancies Act sets the 2027 rent increase guideline at 1.9 per cent; notice dated 13 July 2026. Accessed 30 August 2026.
- Fighting Delays, Building Faster Act 2025 — MMAH technical briefing deck (PDF). Ministry of Municipal Affairs and Housing, 23 October 2025. Page 14 sets out the 120-day landlord’s-own-use compensation proposal; page 15 sets out the lease-expiry consultation. Accessed 30 August 2026.
- Residential rent increases — guideline. Government of Ontario. 2026 guideline 2.1 per cent; 2027 guideline 1.9 per cent. Accessed 30 August 2026.
- Landlord and Tenant Board. Tribunals Ontario. The tribunal with exclusive jurisdiction over most residential tenancy disputes in Ontario. Accessed 30 August 2026.
About the author — Jatin Dua, Etobicoke real estate agent
I’m the Broker of Record at RE/MAX Quantum Realty, 799 The Queensway in Etobicoke. I write these pages the same way I work a file: read the primary source, quote it, date it, and say plainly where the source is silent or where two sources disagree. If a figure on this page has no citation beside it, that is a mistake and I want to hear about it.
I work with buyers, sellers, renters and investors across Etobicoke, Mimico, Humber Bay Shores, New Toronto, Long Branch, Alderwood and Stonegate–Queensway. connect@jatindua.com or 437-987-1925.