Under the Rental Renovation Licence Bylaw, owners and operators (i.e. landlords) must follow specific steps to apply for and obtain a Rental Renovation Licence after issuing an N13 notice for repairs or renovations that require a tenant to vacate. The information below outlines licensing requirements, timelines and responsibilities. This page also explains what landlords must do to remain in compliance throughout the renovation process.
A Rental Renovation Licence is required when a landlord issues an N13 notice to a tenant to perform repairs or renovations which require vacant possession of the tenant’s rental unit, even if the tenant intends to return after the repairs or renovations. If a landlord can complete renovations without issuing an N13 notice, a licence is not needed. A separate licence is required for each rental unit where an N13 notice has been issued.
Below are the steps and requirements to apply for a Rental Renovation Licence.
In both cases, the landlord must provide to the tenant a one-time moving allowance of $1,500 for a studio or one-bedroom unit, or $2,500 for a two-or-more-bedroom unit.
Eviction orders are the jurisdiction of the Landlord and Tenant Board under the Residential Tenancies Act. A Rental Renovation Licence from the City does not in any way address whether a landlord has the legal right to evict a tenant.
Once the City receives a complete licence application, it will issue a Tenant Information Notice (TIN) to the landlord within two business days. The TIN notifies the tenant that a licence has been applied for and includes information about the application, what to expect under the Rental Renovation Licence Bylaw and where to find resources and supports.
After receiving the TIN, the landlord must:
Once the City receives the photograph, a 14-day notification period begins. This period gives tenants time to review the notice, understand their rights and seek support before the City may issue a licence.
Once the 14-day notification period has passed, the landlord must submit:
Once the documentation has been submitted to the City’s satisfaction, the Rental Renovation Licence is issued. A copy of the licence must be posted on the rental unit’s door or another approved location on the property during renovations.
Once renovations are complete, the City will follow up to confirm the work is finished and that the tenant has either returned to the unit or that arrangements have been made for their return. The Rental Renovation Licence will then be closed.
If you are a landlord or legal representative seeking information or needing assistance with matters related to the Rental Renovation Licence Bylaw, you can book a virtual appointment or an in person appointment to speak with a City staff member at one of our four Toronto Building Customer Experience offices.
| Form Name | Description |
|---|---|
| Declaration Form for Qualified Person | This form confirms that vacant possession of a unit is required to complete work approved under a building permit, as per the Rental Renovation Bylaw. It must be completed and signed by a qualified professional licensed by the Ontario Association of Architects (OAA) or Professional Engineers Ontario (PEO). In some cases, other approved professionals may complete the form for specialized work outside the scope of architects or engineers, such as asbestos removal. |
| Tenant Accommodation Plan (TAP) Declaration and Schedules | This form documents whether a tenant intends to return after renovations. It includes a Declaration Form signed by both the landlord and tenant. If the tenant plans to return, the landlord must submit a Tenant Accommodation Plan (Schedule A) or a Tenant Compensation Plan (Schedule B), including required moving expenses. If the tenant chooses not to return, the landlord must complete Lump Sum Compensation (Schedule C), which includes a rent-gap payment (equal to three months’ rent) and moving expenses, as required by the bylaw. |
Important information before you begin
All fields are mandatory unless otherwise stated.
Please see the Rental Renovation Licence Application Submission Guide on how to submit a new application.
Enforcement of the Rental Renovation Licence Bylaw begins on July 31, 2025, and applies where N13 notices are issued on or after that date. The City will use an education-first approach to encourage compliance, followed by enforcement action as deemed appropriate.
Where non-compliance with the bylaw is found, inspectors may issue orders to comply or lay charges.
A Rental Renovation Licence is valid for 12 months from the date it is issued. If the renovation is not completed within that time, the landlord must apply for a new licence. If the ownership of the rental unit changes during the renovation period, the licence may be transferred to the new landlord, who must notify the City within 14 days of the ownership change. The City may revoke a licence if it was issued in error, was issued on mistaken, false, incorrect or misleading information or if the associated building or change of use permit is revoked.
| Fee Name | Fee
Effective July 31st, 2025 |
|---|---|
| Rental Renovation Licence Application Fee, per unit | $700.00/unit |