# How much notice does an Ontario landlord need to enter a unit for repairs?

> An Ontario landlord needs written notice, at least 24 hours ahead, to enter a rental unit for a repair. The notice contents, no-notice cases and what it means.

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- Section: Home > Guides > Entering a rental unit for repairs
- Business: Reborn Renos, 4048 Stadelbauer Drive, Beamsville, ON, Canada (serves Beamsville, Lincoln, Grimsby, Stoney Creek, Hamilton, St. Catharines, Thorold, Niagara Falls)
- Phone: (905) 920-1418 | Email: michal.gagatrs@gmail.com
- Page updated: 2026-11-01

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Guides

An Ontario landlord needs written notice given to the tenant at least 24 hours before entering a rental unit to carry out a repair. The notice has to state the reason, the day and a time between 8 a.m. and 8 p.m. No notice is needed in an emergency, or when the tenant consents at the time of entry. The rules are in the Residential Tenancies Act, 2006, sections 26 and 27.

## When can a landlord enter a rental unit at all?

Only in the cases the Act lists. It says: “A landlord may enter a rental unit only in accordance with section 26 or 27.” [(Residential Tenancies Act, s. 25)](https://www.ontario.ca/laws/statute/06r17#BK31) Section 26 covers entry without written notice. Section 27 covers entry with written notice.

## What does the notice for a repair have to say?

For a repair the Act says: “A landlord may enter a rental unit in accordance with written notice given to the tenant at least 24 hours before the time of entry” and lists this reason: “To carry out a repair or replacement or do work in the rental unit.” [(Residential Tenancies Act, s. 27 (1))](https://www.ontario.ca/laws/statute/06r17#BK33) What the notice must contain is also in the Act: “The written notice under subsection (1) or (2) shall specify the reason for entry, the day of entry and a time of entry between the hours of 8 a.m. and 8 p.m.” [(Residential Tenancies Act, s. 27 (3))](https://www.ontario.ca/laws/statute/06r17#BK33) So the notice names three things: why, which day, and what time.

## Which cases need notice and which do not?

The table sets out each case from sections 26 and 27, with the notice it needs and the section to read.

**When an Ontario landlord may enter a rental unit, and what notice each case needs**

| Case | Notice | Section |
| --- | --- | --- |
| Emergency | No written notice, at any time | [s. 26 (1)(a)](https://www.ontario.ca/laws/statute/06r17#BK32) |
| The tenant consents at the time of entry | No written notice, at any time | [s. 26 (1)(b)](https://www.ontario.ca/laws/statute/06r17#BK32) |
| Cleaning the unit, when the tenancy agreement requires the landlord to clean at regular intervals | No written notice, at the times in the agreement or, if none, between 8 a.m. and 8 p.m. | [s. 26 (2)](https://www.ontario.ca/laws/statute/06r17#BK32) |
| Showing the unit to prospective tenants, once the tenancy is ending by agreement or by a notice of termination | No written notice, between 8 a.m. and 8 p.m., and the landlord informs or makes a reasonable effort to inform the tenant first | [s. 26 (3)](https://www.ontario.ca/laws/statute/06r17#BK32) |
| A repair, a replacement or work in the unit | Written notice at least 24 hours before entry | [s. 27 (1), paragraph 1](https://www.ontario.ca/laws/statute/06r17#BK33) |
| A potential mortgagee or insurer of the building viewing the unit | Written notice at least 24 hours before entry | [s. 27 (1), paragraph 2](https://www.ontario.ca/laws/statute/06r17#BK33) |
| An engineer, architect or other qualified person inspecting under the Condominium Act, 1998 | Written notice at least 24 hours before entry | [s. 27 (1), paragraph 3](https://www.ontario.ca/laws/statute/06r17#BK33) |
| An inspection of the unit's state of repair, when it is reasonable to carry it out | Written notice at least 24 hours before entry | [s. 27 (1), paragraph 4](https://www.ontario.ca/laws/statute/06r17#BK33) |
| Any other reasonable reason for entry specified in the tenancy agreement | Written notice at least 24 hours before entry | [s. 27 (1), paragraph 5](https://www.ontario.ca/laws/statute/06r17#BK33) |
| A potential purchaser viewing the unit | Written notice at least 24 hours before entry | [s. 27 (2)](https://www.ontario.ca/laws/statute/06r17#BK33) |

## Does the tenant saying yes count as consent?

Only if it is given at the time of entry. The Act says a landlord may enter without written notice “if the tenant consents to the entry at the time of entry”. [(Residential Tenancies Act, s. 26 (1))](https://www.ontario.ca/laws/statute/06r17#BK32) Read plainly, a yes from last week is not the same as a yes at the door. For a planned repair, written notice is the safe route.

## What happens if a landlord enters without following the rules?

The tenant can apply to the Board for an order. The Act lists one: “An order determining that the landlord, superintendent or agent of the landlord has illegally entered the rental unit.” [(Residential Tenancies Act, s. 29 (1))](https://www.ontario.ca/laws/statute/06r17#BK35) Note who is named: the landlord, the superintendent and the landlord's agent.

## What about a repair that involves the lock?

A lock job needs new keys for the tenant. The Act says: “A landlord shall not alter the locking system on a door giving entry to a rental unit or residential complex or cause the locking system to be altered during the tenant's occupancy of the rental unit without giving the tenant replacement keys.” [(Residential Tenancies Act, s. 24)](https://www.ontario.ca/laws/statute/06r17#BK30) Plan the keys with the notice.

## What does this mean for scheduling repairs in occupied units?

Build the notice into the schedule. Reborn Renos does repairs and painting in occupied units: see [income property maintenance](https://www.rebornrenos.com/properties/maintenance/) and Michal's answer in the [common questions](https://www.rebornrenos.com/faq/#tenants). For a repair booked on a known day:

- Give the tenant written notice at least 24 hours ahead. Earlier is kinder, and it leaves room to move the day.
- State the reason in plain words, such as the repair to be done, plus the day and a time between 8 a.m. and 8 p.m.
- Send us the unit, the work and the day and time the notice names, so the crew is booked to that time.
- If the job is a lock, have the new keys ready for the tenant.
- In an emergency, section 26 allows entry without written notice, so no notice period holds the repair up.

For a building where this comes up every month, a [service agreement](https://www.rebornrenos.com/properties/service-agreements/) can give you a set scope and priority scheduling. The alarm test that follows a change in tenancy has its own guide: [smoke and carbon monoxide alarms for landlords](https://www.rebornrenos.com/guides/smoke-and-co-alarms-for-landlords/).

## Is this legal advice?

No. This is a plain summary, not legal advice. The linked law is what counts. The Act was read on ontario.ca on 1 November 2026.

## How do I book repairs in an occupied unit?

Reborn Renos is insured and covered by WSIB. We work in Beamsville, Lincoln, Grimsby, Stoney Creek, Hamilton, St. Catharines, Thorold and Niagara Falls. Call [(905) 920-1418](tel:+19059201418), Monday to Saturday, 7 am to 7 pm, or send the unit, the repair and the notice date on the [request page](https://www.rebornrenos.com/request/).

Published by Reborn Renos, Beamsville. Updated November 1, 2026. Free to share and quote, with a link back to this page.

## A repair in an occupied unit?

Monday to Saturday, 7 am to 7 pm. No job is too small.

[Call (905) 920-1418](tel:+19059201418)

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