Bill 60 Ontario Landlord Changes: What's New for N12, N4, and LTB Rules in 2026

What Bill 60 Changed

The Fighting Delays, Building Faster Act, 2025 (Bill 60) received Royal Assent on November 27, 2025, with the core landlord-tenant amendments coming into force on September 21, 2026. It modified several key parts of the Residential Tenancies Act, 2006 and introduced new regulations under O. Reg. 240/26.

Here's what actually changed for landlords who need to end a tenancy (rules as at October 2026).

The 120-Day N12 Option (No Compensation)

Before Bill 60, every N12 personal-use notice required 60 days' notice plus one month's rent in compensation. Now Section 48.1 gives individual landlords a choice:

60-day notice + one month's rent compensation — the traditional path, unchanged.

120-day notice + no compensation — new under Section 48.1(2). Give at least 120 days' notice ending on the last day of a rental period, and the compensation obligation is waived.

This only applies to personal use under Section 48. If you're using an N12 for a purchaser under Section 49, the 60-day notice and mandatory compensation still apply — no exceptions.

The tradeoff is straightforward: save the compensation payment but wait an extra two months. For a landlord whose monthly rent is $2,500, the 120-day route saves $2,500 at the cost of roughly 60 additional days before the tenancy ends.

Faster N4 Filing After Arrears

Bill 60 shortened the N4 notice period for monthly and other non-daily/non-weekly tenancies from 14 days to 7 days, effective September 21, 2026; daily and weekly tenancies already had a 7-day period. If the arrears remain unpaid on the termination date, the landlord may file an L1 on the following day. There is no additional 7-day wait after the cure deadline.

The intent is to reduce the period during which arrears accumulate before the landlord can bring the case to the Board.

Section 82 — 50% Deposit Requirement at Arrears Hearings

This is a significant procedural change for L1 applications filed on or after September 21, 2026. Under Section 82(2), a tenant who intends to raise a tenant-rights issue at the hearing must give the required advance written notice and pay the landlord at least 50% of the rent arrears claimed in the application at least 7 days before the hearing.

If the tenant doesn't meet those requirements, they cannot raise those issues under Section 82 at the arrears hearing. They can still file a separate tenant application; if the LTB finds a rent abatement is owed, it may reduce the arrears.

For landlords, this means L1 hearings are more likely to focus on the straightforward question of whether rent was paid.

Shorter Review Window: 30 Days Down to 15

Under the previous rules, either party had 30 days from the date of an LTB order to file a Request to Review. Bill 60 cuts that to 15 days under Section 209(3). This tightens finality — once you have an eviction order, the window for the tenant to challenge it is shorter.

Persistent Late Payment Definition: Section 58

Bill 60 clarified the definition of persistent late payment under Section 58. Rent paid more than 7 days past the due date at least three times within a six-month period qualifies. This statutory definition gives landlords using Form N8 a clearer threshold.

Bad Faith Presumption Period: O. Reg. 240/26

O. Reg. 240/26 creates a presumption for landlord-own-use N12 notices under Section 48 if the intended occupant does not move into the unit within 60 days after the termination date or, if later, the tenant's actual move-out date. Separate statutory presumptions can apply to events such as advertising the unit for rent or sale, re-renting it, or demolishing or converting it during the period beginning when the N12 is given and ending one year after the tenant vacates. These presumptions do not impose a 12-month occupancy rule on purchaser-use notices under Section 49. A former tenant may seek the remedies set out in Section 57, including compensation and an LTB administrative fine of up to $50,000.

What Didn't Change

Security of tenure under Sections 37 and 38 is intact — a lease expiry still doesn't end the tenancy. The sale of a property still isn't a ground for termination without a qualifying purchaser-use N12. The Sheriff remains the only lawful enforcement authority. A Certificate of Service is required when the LTB Rules or the Board directs it, including with the applications discussed here.

Our Ending a Tenancy in Ontario guide integrates all Bill 60 amendments with the existing RTA framework — including the 120-day N12 decision matrix, updated filing timelines, and the revised Section 82 rules.

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