Renting an Apartment in Canada – How to Search, Deposit, Agreements, Rights (2026)

Canadian rental market – overview

The Canadian housing market has changed significantly from 2020-24 – prices have risen dramatically. Toronto, Vancouver – the worst. Montreal, Ottawa – better. Smaller cities – affordable.

Housing law is PROVINCIAL

Each province has its own tenancy legislation. Main:

• Ontario: Residential Tenancies Act (RTA) – Landlord and Tenant Board (LTB)
• Quebec: Civil Code – Tribunal administratif du logement
• BC: Residential Tenancy Act – Residential Tenancy Branch
• Alberta: Residential Tenancies Act

Prices 2026 (CAD per month)

City	Studio/Bachelor	1-bed	2-bed	3-bed
Toronto	$1,800-2,200	$2,200-2,800	$2,800-3,800	$3,500-5,000
Vancouver	$1,700-2,200	$2,100-2,800	$2,800-4,000	$3,500-5,500
Mississauga (GTA)	$1,600-2,000	$2,000-2,500	$2,500-3,200	$3,000-4,000
Montreal	$1,100-1,500	$1,200-1,700	$1,500-2,200	$2,000-3,000
Ottawa	$1,300-1,700	$1,700-2,200	$2,000-2,800	$2,500-3,500
Calgary	$1,200-1,600	$1,600-2,100	$2,000-2,600	$2,400-3,200
Edmonton	$1,000-1,400	$1,300-1,700	$1,600-2,200	$2,000-2,800
Winnipeg	$800-1,100	$1,000-1,400	$1,400-1,800	$1,700-2,300

Ontario specific (Toronto)

Last Month's Rent (LMR)

In Ontario, a landlord can only require:

• First month's rent – when moving in
• Last month's rent (LMR) – held as a deposit for the last month
• NO security deposit (illegal in ON)
• NO key deposit (illegal)
• NO pet deposit (illegal – controversial but LTB ruling)

So upfront: 2 months rent (1st + LMR) = $4,400-5,600 for 1-bed in Toronto.

Standard Lease (Form N1)

Required for most tenancies in Ontario since 2018:

• Standard form
• Single tenants cannot sign their own – must use Form N1
• Some exceptions (rooming houses, employer-provided)

Rent increases

• Annual guideline (Ontario): 2024–2.5%
• Max one increase per 12 months
• 90 days notice required
• Pre-2018 buildings exempt (any increase allowed)
• Post-2018 buildings – covered by guideline

Termination

By tenant

• End of fixed term: 60 days notice (Form N9)
• Month-to-month: 60 days notice

By landlord

Very limited. Causes:

• Personal use (Form N12)
• Major repairs / demolition (Form N13)
• Sale to buyer wanting personal use
• Tenant arrears / breach (Form N4)
• Each requires LTB hearing

Strong tenant protection – landlords can't easily evict.

Quebec specific

Very strong protections

• Lease typically does NOT expire – tenant has the right to renewal at the same rate (unless major increase justified)
• Rent increases must be justified to the tribunal
• Tenant can refuse increase + force tribunal hearing
• Quebec leases are unique – landlords CAN'T evict for personal use easily

Cultural differences

• Moving day tradition: July 1 (lease starts/ends)
• Many leases coincide
• Plan move accordingly

British Columbia specific

• Security deposit: max 50% of monthly rent
• Pet deposit: max 50% of monthly rent (separate from security)
• Rent increases capped at inflation + 2%
• Landlords must return deposits within 15 days of move-out

Searching for an apartment

Portals

• Realtor.ca – official MLS
• Rentals.ca – focused on rentals
• Padmapper – visual search
• Kijiji – classifieds, watch for scams
• Facebook Marketplace – direct from landlords
• Polish Facebook groups: "Polacy w Toronto / Mississauga / Vancouver"

Polish-speaking realtors

• Polish realtors in Toronto, Mississauga, Brampton
• Vancouver has a smaller Polish community
• Polish Yellow Pages

What is needed

Documents

• ID: passport, PR card or work permit
• SIN: for credit check
• Proof of employment: letter, paystubs, contract
• Credit report: Equifax or TransUnion ($25)
• References: previous landlord (if you have one)
• Co-signer / guarantor: if weak credit or no income

Fresh immigrant – no credit history

Without Canadian credit – it complicates:

• A higher deposit may be requested (illegal in Ontario but enforcement is difficult)
• Co-signer helpful
• Proof of large savings (savings account > 6 months rent)
• Higher rent advance (e.g., 6 months upfront)
• References from Polish landlord (translated)

Lease Agreement

Read carefully

• Rent amount + payment date
• What's included (utilities, parking, locker)
• Pet policy
• Smoking policy
• Guests policy
• Subletting
• Parking
• Common areas access

Inclusions

Toronto rentals typically:

• Heat: included (sometimes)
• Water: included
• Hydro (electricity): tenant pays separately
• Gas: separate
• Internet: separate
• Parking: $100-300/month extra typically

Move-in

Inspection

• Walk-through with landlord/agent
• Note defects (cleanliness, repairs needed)
• Photos of everything
• Save signed inspection report

Utilities setup

• Hydro: local utility provider (Toronto Hydro, etc.)
• Gas: Enbridge (Ontario), FortisBC, etc.
• Internet: Rogers, Bell, Telus, smaller (Teksavvy, VMedia)
• Cable/TV: optional

Rights as a tenant

Right to quiet enjoyment

• Landlord cannot enter without 24h notice (with exceptions: emergency)
• Right to peaceful living

Right to repairs

• Major repairs (heating, water, structural) – landlord obligation
• Minor: depending on lease
• Written notice for repairs
• LTB application if landlord does not repair

Right to privacy

• No surveillance without consent
• No frequent inspections

Common problems

Late rent

• Landlord may give Form N4 (notice to terminate)
• You have 14 days to pay
• If unpaid → LTB hearing
• Pay before hearing → tenancy continues

Maintenance issues

• Written notice to landlord
• Reasonable time for response
• LTB application if ignored
• Can request rent reduction

Wrongful eviction

• Landlord cannot evict without LTB order
• Changing locks = illegal
• Cutting utilities = illegal
• Police protection available

Discrimination

Canadian Human Rights Act – illegal to discriminate based on:

• Race, ethnicity, religion
• Family status
• Age (some exceptions)
• Sexual orientation
• Disability
• Source of income (in many provinces)

End of tenancy

Move-out

• Give 60 days notice (Ontario)
• Clean apartment thoroughly
• Walk-through with landlord
• LMR used for last month rent
• Get receipt for return

Damages

• Normal wear and tear NOT deductible
• Damage by tenant – landlord can deduct (Ontario landlords cannot withhold deposit, must sue separately)

Polish-friendly neighborhoods

Toronto / GTA

• Roncesvalles (downtown Polish district)
• High Park
• Mississauga (Cooksville, Streetsville)
• Brampton
• Etobicoke
• Mississauga Heartland

Vancouver

Smaller Polish community. Burnaby, New Westminster – some Polish.

Montreal

Small Polish community. Plateau, Mile End area some.

Calgary, Edmonton

Growing Polish presence due to the oil industry, construction.

Practical tips

• Toronto very tight market – apply fast
• Last Month's Rent ON, NO security deposit
• Credit check required
• Co-signer for fresh immigrants
• Polish-speaking realtors in GTA
• Standard Lease N1 ON
• Strong tenant protections generally
• Quebec moving day July 1
• Utilities separate in most cases
• Hydro $80-200/month
• Parking $100-300/month extra
• Photos of everything during move-in
• 60 days notice for move-out
• LTB free tenant resource ON