Overview
Bill 60 is an omnibus provincial law that amends multiple statutes, including the Residential Tenancies Act, 2006 (RTA)and procedures at the Landlord and Tenant Board (LTB). The government’s stated goal is to reduce delays at the LTB, “stop bad actors,” and support housing supply, while critics argue it will make evictions easier and weaken tenant protections. Immigration News Canada+2ACTO+2
For landlords and rental property investors, the most relevant changes are found in Schedule 12 of the bill.
Key Changes Affecting Landlords
- Own-Use and Renovation Evictions (N12 / N13)
- In some cases, the requirement to pay one month’s rent compensation or offer another unit is removed, provided the landlord:
- gives at least 120 days’ notice, and
- sets the termination date at the end of a rental period or fixed-term. Immigration News Canada+2ACTO+2
- Implication: More flexibility and lower direct costs for legitimate own-use / renovation scenarios, but also greater scrutiny from tenants, media, and tribunals regarding “bad-faith” evictions.
- Non-Payment of Rent – Accelerated Timelines
- The N4 notice period for rent arrears can now be as little as 7 days, instead of 14. Immigration News Canada+1
- “Persistent late payment” will be defined by regulation, which could create a more predictable standard for chronic late payers. Immigration News Canada
- Implication: Potentially faster resolution of serious arrears and improved cash-flow certainty; however, errors in notices or process will carry greater risk given shorter timelines.
- Tenant Participation at LTB Arrears Hearings
- Tenants keep the right to raise their own issues (e.g., repair, maintenance, harassment) at non-payment hearings, butmust now:
- give advance written notice of those issues, and
- generally pay 50% of the arrears claimed (plus any prescribed amounts) before the hearing. Immigration News Canada+1
- Implication: Hearings may become more focused on rent payment itself, but landlords should still maintain thorough documentation of repairs and communication.
- LTB Discretion & Review Rights
- Board discretion to delay or refuse an eviction can be restricted by regulation, and the default time to request a review of an order is reduced from 30 days to 15 days. Immigration News Canada+1
- Implication: Orders may become more final, more quickly. This can benefit landlords seeking certainty, but the flip side is increased criticism and potential reputational risk around perceived unfairness.
Strategic Considerations for Landlords & Investors
- Process Discipline:
Shorter timelines mean notices, forms, and service methods must be accurate and well-documented. Small errors will matter more. - Screening & Communication:
With faster eviction pathways, tenant screening and early communication around arrears become even more important to avoid unnecessary conflict. - Portfolio Planning:
Reduced compensation in some own-use scenarios and quicker non-payment processes may improve pro forma cash-flow assumptions for small and mid-sized portfolios, but investors should also factor in:- potential higher turnover
- legal and advocacy scrutiny
- community and brand considerations.
- Risk & Reputation:
Advocacy organizations, United Ways, and legal clinics have strongly criticized Bill 60 as a setback for tenant rights. ACTO+2ACTO+2
Landlords who apply the new rules in a heavy-handed way may face reputational and political risk over time.
Before vs. After Bill 60” Comparison Chart (Landlord–Tenant Rules)
| Area / Issue | Before Bill 60 | After Bill 60 (Schedule 12 – RTA) |
|---|---|---|
| Own-Use / Renovation Evictions – Compensation (N12) | Landlord generally had to provide 1 month’s rent in compensation or an alternative unitwhen ending a tenancy for landlord’s own use / buyer’s own use / demolition / major renovation. (Toronto) | Exception created: if the landlord gives at least 120 days’ notice and aligns the termination with the end of a rental period or fixed term, they may no longer have to provide compensation or an alternative unit.(Immigration News Canada) |
| Non-Payment of Rent – N4 Notice Period | Tenant typically had 14 days after the noticeto pay arrears before the landlord could file an eviction application. (ACTO) | Notice period can be as short as 7 days, allowing landlords to apply to the LTB for eviction one week after serving the notice if arrears aren’t paid. (Immigration News Canada) |
| “Persistent Late Payment” | “Persistent failure to pay rent on time” was interpreted by the LTB case-by-case, with broad discretion. | Bill 60 allows the definition of “persistent late payment” to be set by regulation, which could make it easier to pursue eviction based on repeat late payments once those regulations are in place. (Immigration News Canada) |
| Raising Tenant Issues at Non-Payment Hearings (s.82) | Tenants could raise repair, maintenance, or other issues related to the tenancy at a non-payment hearing without upfront payment, and the Board could set-off amounts. | Tenants must now give advance notice and generally pay 50% of alleged arrears (and any prescribed amounts) before the hearing to fully raise their own issues, unless regulations create exceptions. (Immigration News Canada) |
| LTB Discretion & Review Timelines | LTB had broad discretion to delay or refuse eviction based on tenant hardship, and tenants usually had 30 days to request a review of an LTB order. (ACTO) | Board discretion can now be limited by regulation, and the standard window to request a review is reduced to 15 days, with only narrow ability to extend. (Immigration News Canada) |
How Pilarski Real Estate Group Can Help
- Connect you with landlord-tenant paralegals and lawyers for case-specific advice
- Help you model cash-flow and sensitivity scenarios under the new rules
- Advise on tenant communication strategies that balance enforcement with long-term relationship building
- Provide market insight on how other investors are responding to Bill 60 across the GTA
This briefing is for informational purposes only and is not legal advice. Landlords should seek qualified legal counsel before relying on Bill 60 in specific cases.
