Ontario leasing guide
The Ontario standard form of lease, explained
By Steve Stavros Liadakis, Ontario landlord for 30+ years · Updated August 16, 2026
Since April 30, 2018, most private residential landlords in Ontario must use the government's standard lease, officially the "Residential Tenancy Agreement (Standard Form of Lease)", Form 2229E, for new tenancies. Here's what it is, who it applies to, and what happens if you skip it.
The short version
Since April 30, 2018, most private residential landlords in Ontario must use the government's standard lease, Form 2229E. For new tenancies. It records the parties, the unit, the term, the rent, and which services and utilities are included, and you can add your own terms only if they don't conflict with the Residential Tenancies Act. If you skip it, the tenant can demand the standard lease in writing and, if it isn't provided within 21 days, withhold up to one month's rent. A fixed term doesn't end the tenancy either. It continues month to month unless the tenant gives notice or both sides sign an N11.
On this page
What is the standard lease?
It's a plain-language lease template published by the Province of Ontario. Using one form for every tenancy means both sides know their rights and responsibilities, and it reduces disputes over unclear or unenforceable clauses.
Who must use it?
Most private residential tenancies, apartments, houses, condos, and secondary units, where the agreement was entered into on or after April 30, 2018. A few types are exempt and have their own rules, including most care homes, sites in mobile home parks and land-lease communities, co-operative housing, and certain other units. If you rent out a normal residential unit, you almost certainly need it.
What it covers
- The landlord and tenant(s), and the rental unit.
- The term (fixed length, month-to-month, or other) and the start date.
- Rent: the amount, when it's due, and how it's paid.
- Services and utilities included in the rent, and who pays for what.
- Rules, tenant's insurance, smoking, and how to contact the landlord.
You can add your own terms in the space provided, as long as they don't conflict with the Residential Tenancies Act. Terms that try to override the Act (for example, "no pets" clauses) generally aren't enforceable.
What a filled-in standard lease looks like
The first few sections, filled in. These are the parts that decide what the tenancy actually is: who, where, for how long, at what rent, and what is included.
(Standard Form of Lease)
- Landlord
- Maplewood Properties Inc.
- Tenant
- Emily Chen
- Address
- 58 Lakeview Cres, Unit 2, Toronto, ON M4E 2W7
- Parking spaces included
- 1
- Is this a condominium?
- No
- Begins on (yyyy/mm/dd)
- 2026/09/01
- Fixed term ends on (yyyy/mm/dd)
- 2027/08/31
- Rent is due on the
- 1st of each month
- Lawful rent
- $1,999.00
- Payable to
- Maplewood Properties Inc.
The form does far more than record a rent figure. Section 5 settles which utilities are included. The single most common source of mid-tenancy arguments, and the fixed term end date does not end the tenancy: after 2027/08/31 this one continues month to month automatically unless the tenant gives notice or both sides sign an N11.
What if you don't provide it?
If you were required to use the standard lease and didn't, the tenant can ask for one in writing. You then have 21 days to provide it. If you don't:
- The tenant may withhold up to one month's rent.
- If you provide the standard lease later, the tenant generally has to pay that withheld rent, but if you still haven't provided it within 30 days after they started withholding, they don't have to pay it back.
- The tenant may also be able to end a fixed-term tenancy early on 60 days' notice.
In short, skipping the standard lease can cost you a month's rent and weaken your position, so it's worth getting right.
Tips
- Fill it out completely, blanks lead to disputes later.
- Give the tenant a copy within 21 days of signing.
- Use the current version of the form, it's updated from time to time.
Frequently asked questions
What is Form 2229E in Ontario?
Form 2229E is Ontario's standard lease. Officially the Residential Tenancy Agreement (Standard Form of Lease). It's a plain-language lease template published by the Province of Ontario that most private residential landlords must use for new tenancies.
Do I have to use the Ontario standard lease?
Yes. Ontario's standard lease is required for most private residential tenancies. Apartments, houses, condos, and secondary units, where the agreement was entered into on or after April 30, 2018. Some types are exempt, including most care homes, sites in mobile home parks and land-lease communities, and co-operative housing.
What happens if a landlord doesn't provide the standard lease in Ontario?
The tenant can ask for the Ontario standard lease in writing, and the landlord then has 21 days to provide it. If the landlord doesn't, the tenant may withhold up to one month's rent and may also be able to end a fixed-term tenancy early on 60 days' notice.
Does the tenant have to pay back rent withheld over a missing standard lease?
Generally yes, if the landlord provides the Ontario standard lease later. But if the lease still hasn't been provided within 30 days after the tenant started withholding, the tenant doesn't have to pay that rent back.
Can I add my own terms to the Ontario standard lease?
Yes. The Ontario standard lease has space for additional terms, as long as they don't conflict with the Residential Tenancies Act. Terms that try to override the Act, such as no-pets clauses, generally aren't enforceable.
Does the tenancy end when the fixed term in the lease ends?
No. Under an Ontario standard lease, the fixed-term end date does not end the tenancy. It continues month to month automatically unless the tenant gives notice or both sides sign an N11.
Generate the standard lease with Keystead
Keystead produces a complete Ontario standard lease pre-filled from your property and tenant records, so the parties, unit, rent, and dates are correct and consistent, ready to review, sign, and store alongside the rest of that tenancy.
Start a free trialThis guide is general information, not legal advice, and rules can change. Check the current requirements and download the official form from Ontario.ca, or consult a licensed paralegal or lawyer.
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