City approves new by-law to help protect tenants from unlawful renovictions

Today, Mississauga City Council approved the new Rental Repairs and Renovations Licensing By-law. The by-law, which takes effect September 1, 2026, increases protections for tenants who face eviction when their landlord requires them to move out for extensive renovations or repairs. This is often referred to as a ‘renoviction’. When landlords do not follow the legal process to evict their tenants for such renovations or repairs, this can increase housing insecurity and can lead to a loss of affordable housing. The by-law is another important tool the City can use to ensure affordable rental housing remains available in Mississauga.

Protecting tenants from unlawful renovictions

The City’s Rental Repairs and Renovations Licensing By-law was developed with input from Mississauga tenants, landlords and the broader community. The by-law works with the Ontario Residential Tenancies Act (RTA) to better protect tenants from unlawful renovictions.

An unlawful renoviction can happen when a landlord:

• Falsely claims they need to complete extensive renovations or repairs to force their tenants to move out and raise the rent; or
• Fails to follow the province’s N13 process under the RTA. The N13 process outlines the legal steps landlords must take when undertaking extensive renovations or repairs that will displace their tenants.

Under the N13 process, Mississauga landlords must get a building permit from the City before undertaking repairs or renovations that require vacant possession of a rental unit. Landlords must also compensate displaced tenants by either paying one or three months rent, depending on the size of the building, or by offering suitable alternative rental accommodation.

Adding new protections for tenants

In addition to following the N13 process, the new Rental Repairs and Renovations Licensing By-law will require Mississauga landlords to do the following:

Apply for a licence from the City

Landlords will have to apply for a Rental Repairs and Renovations Licence from the City within seven days of serving an N13 notice to their tenant. Landlords cannot move ahead with their renovations or repairs until the building permit and licence are issued. Landlords will need to pay the licence fee, the cost of which is determined based on the landlord’s estimate for the duration of the work (e.g., three months, six months or 12 months).

Properly inform their tenant

The landlord must post a notice of their application for a Rental Repairs and Renovations Licence on their tenant’s door and provide their tenant with the City’s information package informing the tenant of their rights. The landlord must notify the City that this has been done.

Compensate and accommodate their tenant

• The landlord must make a one-time moving contribution payment to help their tenants with their moving expenses, regardless of whether the tenant chooses to return to the rental unit. The required payment is $1,000 for rental units that are 70 square metres or less, and $1,500 for rental units that are more than 70 square metres.
• If the tenant has chosen to return to their unit after the repair or renovation is complete, and the rent at their temporary rental unit is higher than their current rent, the City’s by-law requires the landlord to provide a rent top-up payment after the tenant has received any applicable compensation under the RTA. Once the top-up payment is triggered, it must be paid until the tenant returns to the unit. It is calculated as the difference between the tenant’s current rent and the average rent for a similar unit in Mississauga.
• If the tenant has chosen not to return to their unit, and the landlord has offered to provide their tenant with an acceptable alternative unit, the City’s by-law requires the landlord to consider factors like the rental rate of the new unit, size, and proximity to transportation and services.

Enforcing the by-law

The City will take a balanced approach that combines public education with enforcement to uphold the by-law. Landlords who fail to voluntarily comply with the by-law (e.g., failure to get a licence from the City), can receive a penalty ranging from $500 to $1,000. More serious offences can result in a fine up to $100,000 upon conviction.

Residents who suspect their landlord is not following the City’s Rental Repairs and Renovations Licensing By-law can report it to the City by calling 311.

Updating the Rental Housing Protection By-law

The City is also updating its Rental Housing Protection By-law for buildings with six or more units. The current by-law helps maintain existing rental housing in Mississauga by requiring a one-to-one replacement of any rental units that are demolished or converted to condominium ownership. The aim of the by-law update is to provide additional supports for tenants and landlords.

Public engagement is currently underway. Visit the project website to learn more.

Rental housing is important for our city. Rental homes provide an attainable option for people with a diverse range of housing needs, including providing affordability to moderate income households.

Quotes

“Through the Rental Repairs and Renovations Licensing By-law, we aim to support landlords who are making excessive improvements to their properties, while protecting tenants from being illegally evicted. We intend to improve communication between landlords and tenants and ensure that landlords and tenants are equipped with the information, supports and resources they need. This by-law – spearheaded through such effective advocacy by Councillor Martin Reid who listened to his constituents – will be another tool at our disposal to help protect tenants and preserve affordable rental housing in Mississauga.” – Mississauga Mayor Carolyn Parrish

“We’ve designed this ‘made in Mississauga’ by-law to be complimentary to the RTA’s N13 process. When crafting the by-law, staff conducted benchmarking analysis and consulted with landlords and tenant advocacy groups. What we heard is that moving is a significant financial burden on tenants, the licensing process can impose a financial burden on landlords, and communication between tenants and landlords tends to break down during the renoviction process. This by-law responds to those concerns by ensuring tenants are supported with their moving expenses, providing landlords with a scaled licence system, and requiring landlords to provide the City with proof that their tenants are being properly informed throughout the process.” – Graham Walsh, City Solicitor and Commissioner of Legislative Services

Tags

• Enforcement and Fines
• Housing