Monday April 13, 2026
What is a renoviction?
A renoviction (renovation + eviction) is when a landlord forces tenants to move out by claiming they need to do major renovations, often so they can raise the rent significantly or re-rent the unit at a higher price afterward.What is Toronto’s renoviction bylaw?
Toronto’s renoviction bylaw is officially called the Rental Renovation Licence Bylaw (Bylaw 53-2025). It adds a City licensing step when a landlord plans repairs or renovations that would require a tenant to move out under the Province’s N13 process.It came into effect on July 31, 2025. The goal is to reduce bad faith renovictions by requiring upfront documentation showing a clear renovation plan.
Steps in the process
The City’s goal is to confirm that a renovation is a genuine, significant project that truly requires vacancy. The basic flow looks like this:
- Plan the renovation: The landlord scopes the work, lines up contractors, and applies for any required building permits.
- Apply for the City licence if the tenant must move out: When an N13 notice is involved, the landlord must also apply for a Rental Renovation Licence within seven days of delivering the N13. The application fee is $700 per rental unit.
- City review: The City checks whether the renovation is substantial enough to require the unit to be vacant and whether the landlord’s plan for protecting the tenant meets the bylaw’s standards.
- Follow the approved plan during construction: While the work is underway, the landlord is expected to follow the commitments made in the licence application, including the required tenant-protection steps.
Tenant protections are built into the process
If a tenant plans to move back in after the renovations, the landlord must either provide temporary housing or pay monthly compensation to help cover higher market rent, plus a one-time moving expense.If the tenant does not move back in, the landlord must pay additional compensation, plus the one-time moving expense.
Fines and penalties
Landlords can be fined up to $1,000 for missing the seven-day licence application deadline, up to $10,000 per day for continuing offences, and up to $100,000 for serious violations such as evicting tenants without completing the renovations or not following the approved plan.Common compliance risks
Most renoviction problems are process problems. The risk areas that show up most often are:- Starting the process too late: Scrambling after issuing notices
- Weak documentation: No clear proof vacancy is required
- Inconsistent communication: Mixed messages to tenants, contractors, and the City
- Poor tracking: Missed deadlines, missing postings/notices, incomplete records
- An informal approach: Treating it like a paperwork exercise instead of a real oversight program
When the bylaw applies
Toronto’s renoviction bylaw is aimed at renovation projects that are tied to the tenant-vacancy process under an N13. It is not meant for routine repairs that can be completed with the tenant in place. If the scope of work is truly major and vacancy is necessary, that is when the City expects the licence process and tenant-protection steps to be followed.What tenants should do when they receive an N13
If you receive an N13 notice, start by asking for the basics in writing: what work is being done, why the unit must be vacant, and the expected timeline. Keep copies of everything. If the landlord says a City licence is in progress, ask for the licence status and confirmation of your right to return and the support being offered. Learn more in Toronto’s information for tenants page.How to report concerns and resolve issues early
If you believe the rules are not being followed, early reporting is usually more effective than waiting until the situation escalates. Toronto encourages residents to use 311 for bylaw-related concerns. In many cases, problems can be reduced quickly when the landlord is prompted to correct missing steps, provide clearer documentation, or align communication with the approved renovation plan.Compliance tips for landlords
Build your documentation early
Before taking any steps that require a tenant to move out, confirm that the renovation plan is solid. Have a clear scope of work, timelines, and any required permits ready to show that the project truly needs vacancy. The City will look for this, so being organized from the start makes the process smoother. Learn more in Toronto’s information for landlords page.Communicate with tenants clearly and consistently
Renovation notices can create stress. Treat communication like part of the project by explaining what work is planned, why the unit needs to be empty, how long the process should take, and what support the tenant will receive. Steady, predictable updates can help prevent confusion and complaints.Keep the renovation plan realistic
Plans that change constantly or feel overly vague can cause delays. Aim for a scope of work that a contractor can actually complete on the stated timeline. A clear, practical plan helps show the City that the project is genuine and well thought out.Use one point of contact
Having a single person handle tenant questions, paperwork, and City communication reduces mixed messages and missed steps. It also gives you a cleaner record if you need to show how the process was managed.Track progress as you go
Keep simple notes on major milestones like permit dates, inspection results, contractor progress, and any key decisions. If questions ever come up about whether the renovation was legitimate, a straightforward record is your strongest support.About FirstService Residential
FirstService Residential is the leading condominium management company in Toronto and across Ontario, supporting condo corporations with local expertise backed by national resources. Our teams help boards stay organized with financial management, governance support, recordkeeping systems, insurance and risk management, maintenance planning, vendor coordination, resident communication, and 24/7 customer care.To learn more, contact a member of our team today.
This information is provided for general informational purposes only and is not intended to constitute, and should not be relied upon as, legal, regulatory, financial, or operational advice, or as a representation or guarantee of any specific services, capabilities, or outcomes. Property management needs, regulatory requirements, market conditions, and available services vary by jurisdiction, property type, and community. FirstService Residential provides services through locally based affiliates and associates, and services and results may vary by community, region, contractual terms, and applicable law.