Renting an Apartment in Canada — How to Search, Deposit, Contracts, Rights (2026)

Canadian rental market — overview

The Canadian housing market has changed significantly from 2020 to 2024 — prices have risen dramatically. Toronto and Vancouver are the worst affected, while Montreal and Ottawa are better. Smaller cities are more affordable.

Housing law is PROVINCIAL

Each province has its own tenancy legislation. The main ones are:

• 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 a 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 include:

• Personal use (Form N12)
• Major repairs / demolition (Form N13)
• Sale to a buyer wanting personal use
• Tenant arrears / breach (Form N4)
• Each requires an 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 a major increase is justified)
• Rent increases must be justified to the tribunal
• Tenant can refuse an increase + force a tribunal hearing
• Quebec leases are unique — landlords CAN'T easily evict for personal use

Cultural differences

• Moving day tradition: July 1 (lease starts/ends)
• Many leases coincide
• Plan moves 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 — classified, 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)
• A co-signer is helpful
• Proof of large savings (savings account > 6 months rent)
• A higher rent advance (e.g., 6 months upfront)
• References from a 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 include:

• 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's 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 — it is 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's rent
• Get receipt for return

Damages

• Normal wear and tear is 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 has some.

Calgary, Edmonton

Growing Polish presence due to the oil industry, construction.

Practical tips

• Toronto is a very tight market — apply fast
• Last Month's Rent in ON, NOT a security deposit
• Credit check required
• Co-signer for fresh immigrants
• Polish-speaking realtors in the GTA
• Standard Lease N1 in ON
• Strong tenant protections generally
• Quebec moving day is July 1
• Utilities are 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 in ON