Bill 60 Ontario: What the New Law Means for Tenants

Update (November 2026): the government has named September 21, 2026 as the day many of the Residential Tenancies Act amendments in Schedule 12 of the Fighting Delays, Building Faster Act, 2025 come into force (Orders in Council 618/2026 and 1114/2026). Other provisions have different dates or depend on regulations. Check the current Residential Tenancies Act and the Landlord and Tenant Board's guidance to see which rules apply to a particular notice.

Bill 60 Ontario: What the New Law Means for Tenants

On November 24, 2025, Ontario passed Bill 60, officially titled the Fighting Delays, Building Faster Act, 2025. While this omnibus law covers a wide range of sectors — including planning, transit, and municipal infrastructure — it also introduces several amendments to the Residential Tenancies Act (RTA). These changes may affect eviction timelines, how tenants raise issues at the Landlord and Tenant Board (LTB), and when compensation is required for certain types of evictions. Because the full impact of these amendments may depend on forthcoming regulations and how the LTB applies them, understanding Bill 60 is important for tenants, landlords, and legal professionals.

Below is a clear breakdown of the key changes contained in Bill 60 and what tenants and landlords should be aware of:

1. Shorter Eviction Timeline for Non-Payment (N4 Notice)

Bill 60 permits landlords to set termination dates as early as 7 days after serving an N4 notice for non-payment of rent. Previously, tenants generally had a longer period to catch up on arrears before an eviction application could be filed.

Why it matters:
Tenants who rely on emergency benefits, social supports, or irregular income streams may have less time to secure funds before a landlord can proceed with an LTB application. Outcomes may vary depending on the specific circumstances of each case.

2. New Requirement: Pay 50% of Arrears to Raise Certain Tenant Issues

One of the more consequential amendments is that, in specific non-payment proceedings, tenants may be required to pay 50% of the arrears claimed before they can raise issues such as:

• maintenance or repair problems

• allegations of harassment

• illegal rent or fee claims

• requests for abatement

This requirement applies only in response to a landlord’s non-payment application and may be subject to additional conditions set by regulation.

Impact:
This requirement could create financial challenges for some tenants and may limit their ability to raise legitimate concerns during an eviction proceeding. The effect will depend on the tenant’s financial circumstances and how the LTB interprets the new provision.

3. N12 Evictions (Landlord’s Own Use) – Compensation Removed in Certain Cases

Before Bill 60, landlords issuing an N12 notice were generally required to provide:

• one month’s rent as compensation, or

• an offer of a suitable alternative unit.

Bill 60 removes this requirement if the landlord provides at least 120 days’ termination notice, as set out in the amended legislation.

Why this is important: Tenants facing a landlord’s own-use claim may no longer be entitled to compensation in situations where the statutory 120-day notice condition is met. However, tenants may still challenge improper or bad-faith N12 notices, and the outcome will depend on the facts of each case.

4. Shorter Deadline to Request a Review of an LTB Order

The timeline to request a review of an LTB decision has been reduced from 30 days to 15 days.

What this means: Eviction orders may become final more quickly unless a party requests a review within the new, shorter deadline. Tenants and landlords may need to act promptly to seek legal advice, gather evidence, or prepare review materials. The Board still retains discretion to extend the deadline in appropriate circumstances.

5. Expanded Regulation-Making Powers

Bill 60 gives the government the ability to define terms such as “persistent” late payment and to place limits on the grounds for which an order can be reviewed — all through regulation rather than direct legislative amendment.

Why this matters: Some aspects of the law’s impact will depend on future regulations that have not yet been released. This means additional changes to tenant and landlord rights could occur without new legislation. Monitoring regulatory updates will be important.

Why This Matters (Policy & Social Context)

Supporters of Bill 60 argue that streamlined LTB procedures may help reduce delays and improve system efficiency. Critics, however, have expressed concern that the changes may disproportionately affect lower-income and vulnerable tenants, particularly where financial or procedural barriers make it more difficult to respond to eviction applications. Whether Bill 60 improves or strains the housing system will depend on how its provisions are implemented and applied in practice.

What Tenants Should Do Now

If you are a tenant, it may be helpful to take proactive steps under the revised framework:

1. Seek legal help promptly if you receive an N4 or N12 notice.
   Shorter timelines mean early action can be important.

2. Document everything.
   Keep records of rent payments, communication with your landlord, repair issues, and any photos or written requests.

3. Apply for financial assistance as soon as possible.
   Programs such as rent banks or emergency supports may take time to process applications.

4. Contact a legal clinic or duty counsel.
   These services can help you understand how Bill 60 may apply to your situation.

5. Use local tenant-support resources.
   Community organizations and advocacy groups may be able to help prepare documents or connect you with support.

6. Prepare early for LTB hearings.
   If you intend to raise issues in a non-payment proceeding, confirm whether a partial-payment requirement applies in your case.

What Landlords & Property Managers Should Know

• Review current eviction procedures in light of Bill 60 to ensure compliance with new notice periods and timelines.

• When issuing an N12 with 120+ days’ notice, be aware that compensation requirements may not apply, but consider reputational risk and the potential for challenges alleging bad faith.

• Maintain strong documentation regarding arrears, maintenance, and communications, as this remains important in contested matters.

• While Bill 60 may expedite certain processes, clear communication with tenants and adherence to procedural fairness remain essential to reducing conflict and avoiding disputes.

Conclusion

Bill 60 introduces significant reforms to residential tenancy law in Ontario. Many of these changes increase risk for tenants, particularly those in financial distress, by compressing timelines, requiring payments to raise defences, and reducing compensation in some eviction cases. However, the full impact will hinge heavily on how the government writes and applies regulations.

If you're a tenant and have been served with an N4 or N12 under the new law — or simply want to understand your rights under Bill 60 — seek legal advice immediately. Time is now a critical factor.

DISCLAIMER:

The information provided in this blog is for general informational purposes only and does not constitute legal advice. No attorney-client relationship is established through this writing. You should consult with a qualified attorney for advice tailored to your specific situation. The lawyer and their firm disclaim any liability arising from reliance on this blog or any other content on this website.

Questions about this topic? See our page on real estate matters in Mississauga, or call (289) 652-0529.