Understanding the Standard Ontario Lease (Form 2229) in Plain English
By Solutions Property Management — Sun Mar 29 2026
Quick answer
The Standard Ontario Lease (Form 2229), mandatory for most residential tenancies since April 2018, clarifies tenant and landlord responsibilities. Key sections cover rent, utilities, deposits, and rules for assignment or subletting. Any 'additional terms' conflicting with the Residential Tenancies Act are unenforceable.
Since April 2018, most residential tenancies in Ontario must use the government's Standard Form of Lease (Form 2229). If your landlord doesn't provide it within 21 days of a written request, you can legally withhold one month of rent.
Here's what actually matters in the document.
Section 3: Rent
The rent amount, when it's due, and what it includes. If utilities are included, list them explicitly. "Some utilities" is not a term — either name them or expect a dispute.
Section 4: Services and utilities
Who pays for what. Be specific. "Tenant pays hydro" is fine. "Tenant pays extra usage" is a lawsuit waiting.
Section 5: Rent deposit
You can only collect last month's rent as a deposit. Not "damage deposit." Not "pet deposit." Not "key deposit above the actual cost of a key." Anyone offering these is either misinformed or hoping you are.
Section 9: Assignment and subletting
The tenant has a right to request assignment/sublet. You can refuse for good reason, but you can't blanket-ban it. Charging a fee to consider the request is illegal.
Section 15: Additional terms
This is the section that gets landlords in trouble. Any additional term that conflicts with the Residential Tenancies Act is void — even if the tenant signed. Common voids: "no guests overnight," "must give 60 days notice," "tenant responsible for all repairs." You can add legitimate terms (parking spot assignment, pet rules within reason), but if it contradicts the RTA, it's not enforceable.
What to attach
- Rules for common areas
- Pet addendum if pets are permitted
- Parking assignment
- Any information about who to contact for maintenance
Read the lease with the tenant before signing. It sounds slow. It prevents about 90% of the disputes that end up at the LTB.
Frequently asked questions
What is the Standard Ontario Lease and why is it important for landlords?
The Standard Ontario Lease (Form 2229) is a mandatory government document for most residential tenancies in Ontario since April 2018. It ensures landlords and tenants understand their rights and obligations under the Residential Tenancies Act, helping to prevent common disputes by standardizing terms and clarifying responsibilities like rent, utilities, and deposits.
What kind of deposits can a landlord legally collect in Ontario?
In Ontario, landlords can only legally collect a last month's rent deposit, which must be applied to the final rent period. Any other deposits, such as 'damage deposits' or 'pet deposits,' are illegal. Key deposits are only allowed up to the actual cost of replacing the key, not as an additional charge.
Can I add specific rules or terms to the Standard Lease, and will they be enforceable?
You can add 'additional terms' to the Standard Lease (Section 15) for things like pet rules or parking assignments. However, any term that contradicts the Residential Tenancies Act (RTA) is automatically void and unenforceable, even if the tenant signs it. It's crucial to ensure all additional terms comply with the RTA.
What should a landlord do if a tenant requests to assign or sublet their unit?
Tenants have a right to request assignment or subletting. While a landlord can refuse for a good reason, they cannot issue a blanket ban or charge a fee to consider the request. If you need assistance with notice preparation or application filing related to tenant matters, Solutions Property Management can help with N-series notices and L-series applications.