What happens when a fixed-term lease ends in Ontario?
Short answer: Nothing ends. If neither side has ended the tenancy, it is automatically renewed as a monthly tenancy with the same terms as the old lease, and rent can go up only under the normal rent increase rules (Residential Tenancies Act s. 38(1)). The tenant doesn't have to sign a new lease or move out, and you can end the tenancy only for a reason the Act allows (s. 37(1)).
A one-year lease sets the first term, not an end date for the tenancy. It applies where the Residential Tenancies Act (RTA) covers the unit; if your renter shares your kitchen or bathroom and you live there, see renting rooms in your home.
What changes and what stays the same
| Question | After the lease term ends | Section |
|---|---|---|
| Does the tenant have to leave? | No. The tenancy carries on as month to month. | s. 38(1) |
| Do the lease terms still apply? | Yes, the same terms and conditions carry over. | s. 38(1) |
| Can I end it because the lease expired? | No. A tenancy can end only in accordance with the Act, for example by an N12, an N4 or an agreement. | s. 37(1) |
| Does the tenant have to sign a new lease? | No. You can offer one, but if it isn't signed the monthly tenancy continues. | s. 38(1) |
| How much notice does the tenant give to leave? | At least 60 days, for the last day of a rental period (usually the last day of a month). | s. 44(2), s. 47 |
| Can I raise the rent? | Only with at least 90 days' written notice and 12 months since the last increase or since the tenancy began. | s. 116(1), s. 119(1) |
If you want the unit back
The end of the term is not a reason on its own. You need one of the reasons in the Act and the notice that goes with it: for example an N12 if you, a family member or a buyer will live there, an N4 for unpaid rent, or an N11 if the tenant agrees to leave. Our eviction steps guide lists every notice and its notice period.
A notice from the tenant to end the tenancy, or an agreement to end it, is void if it was signed when the lease was signed or as a condition of renting (s. 37(4) and (5)). So an N9 or N11 collected at move-in, dated for the last day of the lease, won't end the tenancy. A narrow exception covers some student housing run by or for a post-secondary school (s. 37(6)). A lease clause saying the tenant must leave at the end of the term is also void; see void lease clauses.
If the tenant wants to leave
- At the end of the lease term. The tenant gives an N9 at least 60 days before the expiry date in the lease, effective on that date (s. 44(4), s. 47).
- After it has gone month to month. At least 60 days' notice, and the date must be the last day of a rental period (s. 44(2)).
- February and March. Notice for the last day of February counts as 60 days if given by January 1, and for the last day of March if given by February 1 (s. 44(5)).
- If they stay after their own N9 date, you can apply to the LTB with an L3.
Rent increases at renewal
A lease ending is not a chance to reset the rent. The usual rules apply: written notice on the LTB's N1 form (or the form for your situation) at least 90 days before the increase (s. 116(1) and (3)), at least 12 months since the last increase or since the tenant moved in (s. 119(1)), and no more than the guideline for units it covers (s. 120(1)). An increase without proper notice is void (s. 116(4)). The guideline is 2.1% for 2026 and 1.9% for 2027, and some newer units are exempt; see the 2027 rent increase guideline.
Worked example
A one-year lease runs from Monday, December 1, 2025 to Monday, November 30, 2026. Rent is $2,000.
- If the tenant wants to leave on November 30, 2026, their N9 must be given by Thursday, October 1, 2026 (60 days before). Mailed, it counts as given 5 days after mailing, so mail it earlier.
- If nobody does anything, from Tuesday, December 1, 2026 the tenancy is month to month at $2,000 with the same terms.
- If you want to raise the rent on December 1, 2026, the 12 months have passed, and the N1 must be given by Wednesday, September 2, 2026 (90 days before). An increase taking effect in 2026 uses the 2026 guideline of 2.1%, so the most is $42, for $2,042.
- If you miss that date, the increase can't start December 1. A correct N1 given later sets a later increase date at least 90 days out.
Where the toolkit helps: The toolkit's rent and expense tracker logs every payment with the amount due and the date paid, and the LTB-Ready Evidence Pack's communication log keeps your notices and messages dated. See what is inside the $19 toolkit
Mistakes to avoid
- Telling the tenant the lease is over and they must go. They don't have to, and pressuring them can lead to a tenant application (T2).
- Collecting an N9 or N11 at signing as a safety net. It is void (s. 37(4), (5)).
- Raising the rent at renewal without an N1, or by more than the guideline on a covered unit.
- Thinking a new lease is needed for the terms to continue. The old terms carry over on their own (s. 38(1)).
Official sources
- Residential Tenancies Act, 2006 (ontario.ca/laws)
- LTB forms
- ontario.ca: Guide to Ontario's standard lease
- ontario.ca: Residential rent increases
Not legal advice. This site is general information written by a small Ontario landlord, based on official Ontario and Tribunals Ontario sources as of October 24, 2026. Laws and LTB forms change; check the linked official source before you act, and talk to a lawyer or licensed paralegal (or call the LTB at 1-888-332-3234) about your situation. Not affiliated with the Government of Ontario, Tribunals Ontario or the Landlord and Tenant Board. Full disclaimer.