Updated October 3, 2026 · DF Property Management
The basic rule
Under the Residential Tenancies Act, 2006, a landlord — or anyone acting for the landlord, such as a property manager, superintendent or contractor — may enter a tenant's unit only in the situations the Act allows. Most entries need 24 hours' written notice and must happen between 8 a.m. and 8 p.m. A few don't need written notice at all.
Entry without written notice
At any time:
- in an emergency — fire, flooding, a gas leak, water pouring into the unit below;
- if the tenant agrees at the time of entry;
- in a care home, where the tenant has agreed in writing to regular checks.
Between 8 a.m. and 8 p.m.:
- if the lease requires the landlord to clean the unit (unless the lease sets other hours);
- to show the unit to a prospective tenant, once a notice of termination has been given or the parties have agreed to end the tenancy. Written notice isn't required, but you must make a reasonable effort to tell the tenant beforehand.
Entry with 24 hours' written notice
Between 8 a.m. and 8 p.m., for these reasons only:
- to make repairs or do work in the unit;
- to inspect, where reasonable, to decide whether repairs are needed;
- to let a potential mortgage lender or insurer view the unit;
- to let a potential buyer view it — a registered real estate agent or broker can also enter with your written authorization;
- to let an engineer, architect or similar professional inspect for a proposed condominium conversion;
- for any other reasonable reason set out in the lease.
| Situation | Written notice | Hours |
|---|---|---|
| Emergency | No | Any time |
| Tenant consents at the door | No | Any time |
| Showing to new tenants after a termination notice or agreement | No, but reasonable effort to inform | 8 a.m.–8 p.m. |
| Repairs, work, reasonable inspections | 24 hours | 8 a.m.–8 p.m. |
| Showing to buyers, lenders or insurers | 24 hours | 8 a.m.–8 p.m. |
What a valid notice says
The notice must state the reason for entry and the date and time you'll enter, between 8 a.m. and 8 p.m. A window is common in practice; keep it narrow and realistic. With proper notice you can enter even if the tenant isn't home.
Deliver it the way LTB notices are delivered: by hand, under the door or through the mail slot, or by email if the tenant agreed in writing to email service (section 3 of the standard lease covers this). Twenty-four hours is a minimum — if you mail the notice, it's treated as received five days after mailing.
Selling a tenanted property
Every buyer showing needs 24 hours' written notice for a stated time. The Act doesn't specifically provide for lockboxes, open houses or showings on short notice, so those depend on the tenant's cooperation. Agree on a showing schedule in writing — some owners offer a rent credit for the inconvenience — and keep the number of showings reasonable. Constant entries can amount to substantial interference with the tenant's reasonable enjoyment.
Multi-unit buildings
Apartment buildings need in-suite access regularly: pest control treatments, plumbing riser work, window and balcony inspections, and the annual smoke alarm testing the Ontario Fire Code requires. Each still needs written notice to every affected unit. Good practice:
- Plan the schedule — Group units by floor or stack so each tenant gets one clear date and window.
- Serve individual notices — A notice in the elevator is helpful but doesn't replace notice to each unit.
- Send the right people — Staff or contractors carry identification and knock before entering.
- Record the visit — Who entered, when, what was done, with photos of the work.
- Follow up — Book a return for units that couldn't be completed, with fresh notice.
Common situations
A leak from the unit above
Water actively coming through a ceiling is an emergency, and you can enter the unit above at any time to stop it. Once it's under control, repairs in that unit go back to the normal rule: 24 hours' written notice for the follow-up work.
Getting contractor quotes
Bringing trades in to scope work counts as entering to inspect or do work, so it needs written notice. Combine quotes into one visit where you can; three separate entries for the same job will try anyone's patience.
Routine inspections
The Act allows inspections "where reasonable" to decide whether repairs are needed. An annual condition inspection, or one tied to a specific concern, is generally reasonable. Monthly walk-throughs of an occupied unit without a reason are not.
The tenant wants to be present
Tenants often ask to reschedule so they can be home. You don't have to agree if your notice was valid, but accommodating reasonable requests reduces conflict and the risk of a complaint later.
Sending notice by text
A text message isn't one of the standard ways to serve documents under the LTB's rules. Use a recognized method — hand delivery, under the door, mail, or email where the tenant agreed in writing — and keep a copy. A courtesy text on top is fine.
Pets in the unit
Ask the tenant in the notice to secure pets during the entry window. If an animal makes safe entry impossible, document it and reschedule rather than forcing the visit.
When it goes wrong
Landlord side: a tenant can file a T2 application about tenant rights for improper entry or harassment. The LTB can order a rent abatement, costs and an administrative fine, and serious cases can lead to prosecution.
Tenant side: a tenant can't refuse a lawful entry, and can't change the locks without your consent. Repeatedly blocking lawful access can support an N5 notice for interfering with your lawful rights.
How we can help
Every in-suite visit for our maintenance and repairs and inspections starts with a proper written notice and ends with photos on the work order — the record that protects owners if access is ever disputed.
General information, not legal advice. If entry is disputed, check the current rules with the Landlord and Tenant Board before acting.