Published 2 November 2026 · By Jatin Dua, Broker of Record, RE/MAX Quantum Realty
In Ontario a tenant cannot refuse a showing if you give at least 24 hours’ written notice stating the reason, the day and a time between 8 a.m. and 8 p.m. If they still refuse, fix the notices, offer an incentive, sell tenanted to an investor, agree an N11 move-out, or as a last resort serve an N5 at the Landlord and Tenant Board.
This guide is for Ontario owners who want to sell a house, condo or duplex while a tenant still lives there, and the tenant is refusing showings. You will learn what the law actually lets you do, why most refusals happen, the five ways to get the property sold anyway, and the moves that could land you at the Landlord and Tenant Board as the one in trouble.
Can a tenant legally stop you from showing your house in Ontario?
No, not if you follow the rules. Section 27(2) of the Residential Tenancies Act (RTA) lets a landlord, or a registered real estate broker or salesperson with the landlord’s written authorization, enter a rental unit to show it to a potential buyer. The tenant must get written notice at least 24 hours before the entry, and the notice must state the reason, the day and a time between 8 a.m. and 8 p.m.
The Landlord and Tenant Board (LTB) says in its Interpretation Guideline 19 that a tenant can refuse entry if the landlord has not met those requirements, but cannot refuse simply because the time is inconvenient. The same guideline says the tenant must not interfere with the entry and must do what is needed to give access, including restraining pets.
So the real question is rarely “can they refuse”. It is usually one of three things: the notice was not valid, the showings feel endless, or the tenant is scared of what the sale means for their home. Each has a different fix.
Why do tenants refuse showings?
In my experience, a tenant who refuses showings is almost never refusing for no reason. The common ones:
- Fear of losing the home. Many tenants assume a sale means eviction. In fact the lease carries on with the new owner unless a buyer qualifies to end it under section 49 of the RTA.
- Too many entries. Ten notices a week for a tenant who works from home or has small children feels like losing the unit. Guideline 19 says landlords should make reasonable efforts to limit how often they enter.
- Privacy and belongings. Strangers walking through, photos of their things online, worries about theft.
- Leverage. Some tenants know a smooth sale is worth money to you and want a share of it.
Ask the tenant directly, in person or by phone, before the listing goes live. Tell them what happens to their lease after a sale, how many showings you expect and when, and what you are willing to offer. That one conversation solves most cases.
How do you give a showing notice a tenant cannot fairly refuse?
An invalid notice is the most common reason a landlord loses this argument. Use this checklist for every entry:
- In writing, at least 24 hours before the entry, served in a way section 191 allows (handing it to the tenant or an adult in the unit, the mailbox, mail, or another method the LTB Rules permit).
- The reason: “to allow a potential purchaser to view the rental unit”.
- The day and a specific time between 8 a.m. and 8 p.m. The LTB’s guidelines refer to a Divisional Court case, Wrona v. Toronto Community Housing, where a window of several hours was not treated as a valid time of entry.
- Written authorization on file for your listing brokerage. The LTB has said a landlord is held responsible for an illegal entry by its real estate salesperson.
- A predictable pattern. Group showings into two or three agreed windows a week instead of a stream of single notices.
The full entry rules, including lockboxes and what counts as an emergency, are in my guide to landlord entry and the 24-hour rule.
What can you offer a tenant to cooperate with showings?
Paying for cooperation is legal, common and usually cheaper than a dispute. Put any deal in writing and make it clearly voluntary. Options that work:
- A rent credit for each month the home is listed, or a set amount per showing.
- A cleaning service before the photos (with consent) and once a week while listed.
- Fixed showing windows the tenant picks, for example Tuesday and Thursday evenings and Saturday afternoon.
- A move-out deal. If the tenant would rather leave, an agreement to end the tenancy on a date you both choose, using the LTB’s Form N11, often with a payment. This is sometimes called cash for keys. I explain how to price it in cash for keys in Ontario.
An N11 must be a genuine agreement. The RTA makes it an offence to harass, coerce or threaten a tenant in a way that pushes them to leave.
Instant Home Valuation
What’s your home
worth today?
Answer six quick questions and get an instant value range built from current Toronto & GTA sale data — property type, size, condition, lot and location all weighted the way a real pricing conversation weighs them. Takes about ninety seconds.
Reading recent GTA sale data…
Building your estimate
Estimated market value
—
$0–$0
Most likely value $0 · roughly $0 per square foot
What moved the number
Starting from the area baseline for your property type, here’s what each answer added or subtracted.
Market context
Recent local averages for comparison.
—
A range is a starting point.
A strategy is what sells.
This model doesn’t know that your neighbour’s identical semi went $80,000 over asking last month, or which two upgrades actually pay back in your area. That conversation is free and takes twenty minutes.
What if the tenant still refuses a valid showing notice?
Start by documenting everything: copies of each notice, how and when you served it, and what happened at the door. Then you have a formal route, but it is slow and the outcome depends on the facts.
The N5 notice
Section 64 of the RTA lets a landlord give notice of termination if the tenant’s conduct substantially interferes with a lawful right, privilege or interest of the landlord. Repeatedly blocking lawful entries can be argued as that kind of interference. The notice is the LTB’s Form N5. According to the LTB’s N5 instructions, the first N5 gives the tenant 7 days to stop the conduct, and if they do, the notice is void. The termination date must be at least 20 days after the notice is given.
If the tenant keeps refusing, you can apply to the LTB to end the tenancy (Form L2) starting on the 8th day. If you serve a second N5 within six months, the tenant cannot void it and the termination date can be as short as 14 days.
Costs you can claim
Section 88.1 lets a landlord apply for reasonable out-of-pocket expenses caused by a tenant’s substantial interference with the landlord’s rights. Keep receipts. Lost sale value is much harder to prove than a cancelled booking fee.
Be realistic about time. An L2 needs a hearing, and the Board decides each case on its facts. Check the LTB’s own numbers in my post on how long the LTB actually takes before you plan a sale around a hearing date.
Never change the locks, enter without proper notice, cut a service, or threaten the tenant to force showings. Entering without complying with sections 26 or 27 is an offence under section 234, and knowingly harassing a tenant is an offence under section 235. Since 1 July 2026 the maximum fines are $100,000 for an individual and $500,000 for a corporation. A tenant can also file a T2 application within one year of an illegal entry.
Can you sell a tenanted house without showings?
Yes, and in 2027 it is often the fastest route. A home that a buyer cannot walk through sells to a narrower group, but that group exists:
- Investors who want the tenant. They price on rent, lease terms and the building, not on staging. Give them the lease, the rent ledger, the deposit amount and the rent increase history.
- A conditional offer, then one viewing. Market the home with the floor plan, the lot or building details and exterior photos. Accept an offer conditional on one inspection, then book that single entry with proper 24-hour notice. One visit is far easier for a tenant to accept than twenty.
- Photos only with consent. The LTB’s Guideline 6 cites Juhasz v Hymas, where the Divisional Court found section 27 does not authorize entry to take marketing photos without a lease term or the tenant’s consent. In my view, video and 3D tours raise the same issue, so ask in writing.
Expect a tenanted sale to price differently from a vacant one. I break down why in how much less a tenanted condo is worth.
Should you wait for the tenant to leave or sell with them in place?
Compare the routes side by side. The timelines below are the minimums in the law, not promises.
| Route | How it works | Shortest timeline in the rules | Main risk |
|---|---|---|---|
| Fix the notices and talk | Valid 24-hour written notices, agreed showing windows | 24 hours per showing | Tenant still uncooperative |
| Incentive or rent credit | Voluntary written deal | Immediate | Cost to you |
| N11 agreement to end | Tenant agrees to leave on a date | Whatever date you both sign | Tenant does not leave; you must apply within 30 days of that date (s. 77) |
| N5 for interference | Tenant has 7 days to stop | Termination date at least 20 days after notice, then an L2 hearing | Board may not agree; hearing wait |
| Sell tenanted to an investor | Buyer takes over the lease | No notice to the tenant needed | Smaller pool of buyers |
| N12 for a buyer who will move in | Only for a complex of 3 units or fewer, or a condo unit, after a firm sale | At least 60 days, ending on the last day of a rental period, plus one month’s rent compensation | Tenant may not leave by closing |
Source: Residential Tenancies Act, 2006 (ss. 27, 49, 49.1, 64, 77) and LTB N5 and N12 instructions, as of November 2026.
How does a tenant refusing showings affect your price in 2027?
It matters more now than it did a few years ago, because buyers have choice. TRREB’s Market Watch for October 2026 reported 5,603 sales across its area, 25,098 active listings and 4.6 months of inventory, Homes sold for 97% of their list price on average, after an average of 31 days on the market for the final listing, or 49 days counting any earlier listings of the same property. When buyers can see ten similar homes this week, the one they cannot see easily slips down their list.
That is why the choice of strategy should come before the listing date, not after the first refused showing.
I treat the tenant as part of the listing team. Before anything goes online I sit down with them, explain that their lease survives the sale unless a qualifying buyer serves an N12, agree on showing windows, and put a rent credit in writing. When that fails, I would rather market the property to investors as a tenanted income property than spend months at the Board. The N5 route exists, but it is a last resort, not a sales plan.
What to do next
- Pull together the lease, rent ledger, deposit details and every notice you have served so far.
- Talk to the tenant and offer a written showing schedule and a reasonable incentive.
- Decide your route from the table above: tenanted sale to an investor, a conditional-offer approach, an N11 move-out deal, or waiting for the lease to end.
- Have a real estate lawyer or paralegal review any N11, N5 or N12 before you serve it.
- If you are weighing whether to sell now or later, compare your options with an agent who sells tenanted properties; my notes on choosing one list the questions to ask.
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
Can a tenant refuse to let me show my house in Ontario?
Not if your notice is valid. Under section 27(2) of Ontario’s Residential Tenancies Act, a landlord or authorized real estate agent can enter to show a buyer with at least 24 hours’ written notice stating the reason, day and a time between 8 a.m. and 8 p.m. The LTB says a tenant cannot refuse just because the time is inconvenient, but can refuse if the notice does not meet these rules.
What can a landlord do if a tenant refuses showings in Ontario?
Fix the notice first, then talk and offer an incentive. If a tenant keeps blocking valid showings, the landlord can serve an LTB Form N5 for substantial interference with the landlord’s lawful rights, giving the tenant 7 days to stop. If it continues, the landlord can apply on an L2. In 2027 many owners find a tenanted sale to an investor faster than a hearing.
Can I sell my house in Ontario if the tenant won’t cooperate?
Yes. You can sell a tenanted Ontario property without the tenant’s cooperation, because the lease simply transfers to the buyer. Many owners market to investors using the lease, rent ledger, floor plan and exterior photos, then arrange one inspection visit with 24 hours’ written notice after a conditional offer. Expect a smaller pool of buyers and price the home for it.
Can I evict a tenant for refusing showings in Ontario?
Possibly, but only through the Landlord and Tenant Board. A landlord can serve an N5 under section 64 of the Residential Tenancies Act if refusals substantially interfere with the landlord’s lawful rights. The tenant has 7 days to stop, which voids the first notice. Only an LTB order, enforced by the sheriff, can actually remove a tenant.
Can I offer my tenant money to allow showings in Ontario?
Yes. Ontario landlords can offer a rent credit, a per-showing payment or a cleaning service in exchange for cooperation with showings, as long as the deal is voluntary and in writing. A tenant who would rather move can sign an LTB Form N11 agreeing to end the tenancy on a set date, often with a cash payment. Coercing a tenant to leave is an offence.
Can my real estate agent enter my rental unit without me in Ontario?
Yes, with your written authorization. Section 27(2) of the Residential Tenancies Act allows a registered broker or salesperson, authorized in writing by the landlord, to enter on 24 hours’ written notice to show the unit to a potential buyer. The LTB holds the landlord responsible if the agent enters illegally, so check every notice your brokerage serves.
Can I take listing photos of a tenanted house in Ontario?
Only with the tenant’s consent or a lease term that allows it. The LTB’s Interpretation Guideline 6 cites Juhasz v Hymas, a 2016 Divisional Court decision finding that section 27 does not authorize entry to take marketing photos for a sale. Ask the tenant in writing, or market with a floor plan, exterior photos and building details instead.
How many showings can a landlord do in Ontario?
The Residential Tenancies Act sets no maximum number of showings. Each one needs its own 24-hour written notice with a specific time between 8 a.m. and 8 p.m. The LTB’s Guideline 19 says landlords should make reasonable efforts to limit how often they enter, and unnecessary or unreasonable entries can be treated as harassment or substantial interference with the tenant.
Does a tenant have to leave if I sell my house in Ontario?
No. In Ontario the tenancy continues with the new owner after a sale. A tenant only has to leave if the buyer, a close family member or a caregiver will genuinely move in, the property has three or fewer units or is a condo unit, and the seller serves an N12 giving at least 60 days’ notice plus one month’s rent in compensation.
Sources
- Residential Tenancies Act, 2006 (e-Laws, current consolidation)
- LTB Interpretation Guideline 19: The Landlord’s Right of Entry into a Rental Unit
- LTB Interpretation Guideline 6: Tenant’s Rights
- LTB Instructions for Form N5
- LTB Instructions for Form N12
- Landlord and Tenant Board forms (N11, L2)
- Government of Ontario: Renting in Ontario, your rights
- TRREB Market Watch, October 2026
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.