Bill 60 and the Residential Tenancies Act: What’s Changing in Ontario’s Rental Law

Ontario’s government recently passed Bill 60 — the Fighting Delays, Building Faster Act,

2025, which introduces major amendments to the Residential Tenancies Act, 2006 (RTA) as

part of a broader push to increase housing supply and reform how disputes are handled at the Landlord and Tenant Board (LTB). These changes are already reshaping how landlords and tenants interact under the law — and they’ve sparked intense debate across the province.

What does Bill 60 actually do to the RTA?

Here’s a clear breakdown of the most important changes that affect both tenants and landlords:

1. Standardized Notice Forms

Under Bill 60, all eviction or termination notices must use a form approved by the LTB or

prescribed by regulation. This replaces the previous situation where imperfect or improvised

notices could create complications.

Why it matters:

More standardized forms should reduce paperwork errors, but also remove the flexibility that some landlords and tenants previously relied on.

2. Faster Evictions for Non-Payment of Rent

One of the most talked-about changes: landlords can now issue eviction notices for non-payment of rent with just 7 days’ notice instead of the previous 14-day period.

Impact:

• Landlords can apply to the LTB sooner.
• Tenants have less time to make up missed rent before eviction proceedings begin.

3. Limits on Tenant Defenses at Non-Payment Hearings

Bill 60 restricts how tenants can defend themselves in non-payment eviction hearings:

• Tenants must now pay at least 50 % of the rent arrears before they can raise issues like maintenance problems or harassment at the hearing.

Why this matters:

This is a dramatic shift — previously, tenants could raise issues at the hearing without paying up front, even if those issues were unrelated to rent arrears.

4. Changes to “Landlord’s Own Use” Evictions (Form N12)

Previously, if a landlord evicted a tenant for personal use (for themselves or an immediate family member), they had to give 60 days’ notice plus one month’s rent as compensation.

Now:

Landlords who give at least 120 days’ notice and end the tenancy at the end of a fixed term or rental period no longer need to pay that one-month compensation.

Effect:

This removes a financial cushion for tenants who must move, often a critical support when relocating, but provides tenants with additional time to move.

5. Shortened Time to Request a Review of LTB Decisions

The window to ask for a review or appeal of an LTB eviction order has been cut from 30 days to 15 days.

Impact:

This change pressures both landlords and tenants to act faster if they want to challenge a decision.

6. New Regulatory Powers and Discretion Limits

Bill 60 gives the government authority to:

• Define what counts as “persistent late payment”.
• Set regulatory limits on the LTB’s ability to delay eviction enforcement.

This could narrow the Board’s discretion to postpone evictions based on personal circumstances.

What Supporters Say:

Proponents — including landlord groups and some policymakers — argue the changes:

• Speed up slow eviction processes that have burdened landlords for months.
• Make the LTB more predictable and efficient by cutting delays and reducing procedural stalling.
• Encourage investment in rental housing by reducing the regulatory uncertainty landlords face.

What Critics Are Warning:

Tenant rights advocates and many housing organizations push back hard, arguing the reforms:

• Erode long-standing tenant protections, including fair hearing opportunities and eviction safeguards.
• Increase the risk of eviction and displacement, particularly for low-income renters and vulnerable populations.
• Limit access to justice by making it harder to appeal and defend against eviction notices.

Many grassroots groups call the bill an attack on tenant rights that could worsen homelessness and housing insecurity.

What This Means for You:

For Tenants:

• Less time to cure missed rent before eviction.
• The need to pay a portion of rent arrears in order to defend at LTB hearings.
• No compensation when evicted for personal use of the Landlord. However, more time to move out is provided instead.

For Landlords:

• Faster paths to eviction for non-payment.
• More predictable procedures.
• Fewer delays from last-minute hearing defenses.

Final Thoughts:

Bill 60’s changes to the Residential Tenancies Act are significant and polarizing. They reflect a

broader governmental push for efficiency and housing supply, but also a shift in the balance of power between landlords and tenants in Ontario. As these reforms take effect and regulations are developed, both landlords and tenants will need to adapt and understand their new rights and responsibilities under the law.

If you’re directly affected — especially landlords navigating LTB filings or tenants facing

eviction — it’s wise to consult a paralegal to understand how the changes apply to your situation. The paralegals at De Palma & Associates are up to speed on these changes and ready to assist clients under these new rules.