Rental Renovation Licence By-law Review

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The City of Ottawa is considering a Rental Renovation Licence By-law, also known as a “Renovictions” By-law.

What are “renovictions”?

The term “renovictions” refers to evictions that occur when a landlord renovates or repairs a rental property and replaces the evicted tenant(s) with those who would pay higher rent after the renovations are completed, failing to meet the legislated requirements to let the tenant move back in. As opposed to legitimate evictions requiring vacancy for renovations or repairs, “renovictions” cause a concern that the eviction is occurring in bad faith and being used to illegally end the tenancy.

Landlord and tenant rights under the Residential Tenancies Act, 2006

In the Province of Ontario, the Residential Tenancies Act governs the relationship between landlords and tenants, including how evictions from rental units can occur legally. Such evictions are legal when a landlord wishes to make repairs or renovations to a rental unit and the scope of work requires a building permit and vacant possession of the unit.

In these cases, the landlord must issue an N13 form to the tenant, also known as a “Notice to end your Tenancy Because the Landlord Wants to Demolish the Rental Unit, Repair it or Convert it to Another Use.” This process outlines the rights and responsibilities of both landlords and tenants:

  • The landlord must provide the tenant with at least 120 days’ notice
  • After the renovations are complete, the tenant has the option to move back into the renovated unit provided the tenant gave prior notice in writing. This is known as the right of first refusal
  • The landlord cannot increase the rent by more than what could lawfully have been charged if there was no interruption to the tenancy
  • The tenant who wants to reoccupy the renovated unit is entitled to compensation while the unit is being renovated. That compensation is the lesser of either one to three months’ rent (depending on the size of the residential building) or equal to the rent for the time that the renovations are occurring. The landlord must also offer the tenant another rental unit that is acceptable to the tenant
  • The tenant who does not want to reoccupy the renovated unit is entitled to either the compensation of one to three months’ rent (depending on the size of the residential building) or to a comparable rental unit

Addressing and resolving disputes between landlords and tenants about evictions are in the exclusive jurisdiction of the Landlord and Tenant Board. Municipalities like the City of Ottawa cannot stop an eviction from occurring but can work to ensure that both landlords and tenants are aware of their rights.

What the City of Ottawa is reviewing

Staff will be reviewing the creation of a by-law in Ottawa that considers:

  • The scope and impact of unlawful evictions for renovations and repairs in Ottawa and potential mitigations that are within the City’s authority
  • The approaches taken in other jurisdictions to address such unlawful evictions
  • Any existing or planned legislation, programs, and services in other levels of government and how they might work with a by-law

Future engagement opportunities

Input from tenants and landlords including associations, advocacy and community groups, housing and social services agencies, engineers and other professionals, and building owners and managers will be vital to any recommendations staff bring forward to Committee and Council in Spring 2026.

Please subscribe to this review by clicking the “Subscribe” button on the top right of this page for future notifications or check back with this page regularly for engagement opportunities beginning in the Fall 2025.

Landlord and tenant supports

Please note that while we seek and welcome your feedback, including your lived experiences with past or current evictions for renovations or repair, Public Policy Development Services staff are not best positioned to assist you with any questions related to the N13 process or for any general inquiries related to the Residential Tenancies Act.

Please visit the following links, and the important links section of this page, for guidance on where to best direct your inquiries:

The City of Ottawa is considering a Rental Renovation Licence By-law, also known as a “Renovictions” By-law.

What are “renovictions”?

The term “renovictions” refers to evictions that occur when a landlord renovates or repairs a rental property and replaces the evicted tenant(s) with those who would pay higher rent after the renovations are completed, failing to meet the legislated requirements to let the tenant move back in. As opposed to legitimate evictions requiring vacancy for renovations or repairs, “renovictions” cause a concern that the eviction is occurring in bad faith and being used to illegally end the tenancy.

Landlord and tenant rights under the Residential Tenancies Act, 2006

In the Province of Ontario, the Residential Tenancies Act governs the relationship between landlords and tenants, including how evictions from rental units can occur legally. Such evictions are legal when a landlord wishes to make repairs or renovations to a rental unit and the scope of work requires a building permit and vacant possession of the unit.

In these cases, the landlord must issue an N13 form to the tenant, also known as a “Notice to end your Tenancy Because the Landlord Wants to Demolish the Rental Unit, Repair it or Convert it to Another Use.” This process outlines the rights and responsibilities of both landlords and tenants:

  • The landlord must provide the tenant with at least 120 days’ notice
  • After the renovations are complete, the tenant has the option to move back into the renovated unit provided the tenant gave prior notice in writing. This is known as the right of first refusal
  • The landlord cannot increase the rent by more than what could lawfully have been charged if there was no interruption to the tenancy
  • The tenant who wants to reoccupy the renovated unit is entitled to compensation while the unit is being renovated. That compensation is the lesser of either one to three months’ rent (depending on the size of the residential building) or equal to the rent for the time that the renovations are occurring. The landlord must also offer the tenant another rental unit that is acceptable to the tenant
  • The tenant who does not want to reoccupy the renovated unit is entitled to either the compensation of one to three months’ rent (depending on the size of the residential building) or to a comparable rental unit

Addressing and resolving disputes between landlords and tenants about evictions are in the exclusive jurisdiction of the Landlord and Tenant Board. Municipalities like the City of Ottawa cannot stop an eviction from occurring but can work to ensure that both landlords and tenants are aware of their rights.

What the City of Ottawa is reviewing

Staff will be reviewing the creation of a by-law in Ottawa that considers:

  • The scope and impact of unlawful evictions for renovations and repairs in Ottawa and potential mitigations that are within the City’s authority
  • The approaches taken in other jurisdictions to address such unlawful evictions
  • Any existing or planned legislation, programs, and services in other levels of government and how they might work with a by-law

Future engagement opportunities

Input from tenants and landlords including associations, advocacy and community groups, housing and social services agencies, engineers and other professionals, and building owners and managers will be vital to any recommendations staff bring forward to Committee and Council in Spring 2026.

Please subscribe to this review by clicking the “Subscribe” button on the top right of this page for future notifications or check back with this page regularly for engagement opportunities beginning in the Fall 2025.

Landlord and tenant supports

Please note that while we seek and welcome your feedback, including your lived experiences with past or current evictions for renovations or repair, Public Policy Development Services staff are not best positioned to assist you with any questions related to the N13 process or for any general inquiries related to the Residential Tenancies Act.

Please visit the following links, and the important links section of this page, for guidance on where to best direct your inquiries:

Page last updated: 26 Aug 2025, 08:11 AM