Renovictions in Ontario: What Really Happens, What Tenants Are Protected From, and Why Buildings Sometimes Need Major Repairs

The word “renoviction” gets a lot of attention — and understandably so. Housing is personal, and the idea of losing your home due to renovations can be scary.

At Paragon Property Management, we believe tenants deserve clear, honest information, not fear-based headlines. So let’s walk through what actually happens in Ontario when a building needs major repairs, what protections tenants have, and why renovations are sometimes unavoidable if we want safe, long-term housing.

First: What is a "renoviction"?

In Ontario, a landlord cannot evict a tenant just to renovate.

A landlord may only apply for vacant possession when:

• The renovations are major

• The work cannot be safely completed while the unit is occupied

• The landlord follows the strict legal process under the Residential Tenancies Act (RTA). This process uses a specific notice (called an N13) and is closely regulated.

The actual Ontario process (step-by-step)

Here’s what must happen — before a tenant can be required to leave for renovations:

1. The renovation must be major and necessary

We’re not talking about cosmetic upgrades like new countertops or flooring. Vacant possession is generally tied to work such as:

• Electrical replacement

• Plumbing overhauls

• Structural repairs

• Fire safety upgrades

• Mould remediation

• Building code compliance

2. Proper notice must be given

Tenants must receive written notice well in advance, explaining:

• What work is being done

• Why the unit must be vacant

• The expected timeline

3. The landlord must prove the need

If challenged, the landlord must show:

• Permits or plans

• That the work cannot reasonably be done with someone living there

• That the renovation is legitimate and not bad faith

4. Tenants have the right to challenge

Tenants can:

• Ask questions

• Seek legal advice or tenant advocacy

• Dispute the notice at the Landlord and Tenant Board

If a landlord cannot justify the renovation, the application can be dismissed.

Common myths — and the facts

❌ Myth: “Landlords use renovictions to kick people out and raise rent”

Fact: Most landlords — especially our owners — renovate because aging buildings require serious repairs. Ontario’s housing stock is old, and ignoring these issues creates unsafe living conditions.

❌ Myth: “Renovictions are easy”

Fact: They are one of the most regulated and scrutinized processes in Ontario tenancy law. Improper use can result in large fines, penalties, and dismissed applications.

❌ Myth: “Tenants have no protection”

Fact: Ontario has some of the strongest tenant protections in Canada, including notice requirements, dispute rights, and penalties for bad-faith actions.

The realities of saving older buildings

Many rental homes in communities like Chatham-Kent were built decades ago. Over time, buildings face:

• Aging infrastructure

• Outdated safety standards

• Rising insurance and compliance requirements

• Deferred maintenance from years past

When landlords invest in these properties, they are often:

• Preventing building closure or demolition

• Improving safety and energy efficiency

• Extending the life of housing that already exists

Doing nothing is not neutral — it can mean unsafe housing, emergency repairs, or buildings becoming uninhabitable.

Why rents sometimes change after major renovations

This is one of the hardest realities to talk about — but it matters.

Major renovations come with real costs:

• Skilled trades

• Permits and inspections

• Insurance increases

• Financing and interest costs

• Long-term maintenance responsibilities

After a building is brought up to modern standards, the operating costs are different. While this is difficult for tenants, it reflects the true cost of safe, compliant housing, not a desire to displace people.

Our commitment at Paragon Property Management

We live and work in Chatham-Kent. Our families are part of this community.

That means:

• We prioritize clear communication

• We follow Ontario rules and regulations carefully

• We treat tenants with respect

• We invest in safer homes, not quick turnarounds

We believe good housing policy must protect tenants and allow communities to preserve and improve aging buildings. These goals are not opposites — they depend on each other.

If you ever have questions about renovations, notices, or your rights as a tenant, we encourage open conversations. Understanding the process helps reduce fear, misinformation, and unnecessary conflict.

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Need Help or More Information?

This article is meant to share general information only. It is not legal advice, and it can’t replace advice for your specific situation.

If you receive a renovation notice or have concerns about your tenancy, it’s a good idea to speak with someone who can review your situation directly. Helpful resources include:

👉 Legal Aid Ontario

Help for tenants who qualify for free legal advice or referrals

👉 Community Legal Clinics

Local clinics offer free legal help to tenants based on income and location

👉Tenant Duty Counsel

(Landlord and Tenant Board) Free legal help available on hearing days for tenants with active LTB matters

👉Landlord and Tenant Board (Ontario)

Official forms, rules, and processes https://tribunalsontario.ca/ltb