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) 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)) 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)) 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.
| Case | Notice | Section |
|---|---|---|
| Emergency | No written notice, at any time | s. 26 (1)(a) |
| The tenant consents at the time of entry | No written notice, at any time | s. 26 (1)(b) |
| 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) |
| 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) |
| A repair, a replacement or work in the unit | Written notice at least 24 hours before entry | s. 27 (1), paragraph 1 |
| A potential mortgagee or insurer of the building viewing the unit | Written notice at least 24 hours before entry | s. 27 (1), paragraph 2 |
| 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 |
| 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 |
| Any other reasonable reason for entry specified in the tenancy agreement | Written notice at least 24 hours before entry | s. 27 (1), paragraph 5 |
| A potential purchaser viewing the unit | Written notice at least 24 hours before entry | s. 27 (2) |
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)) 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)) 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) 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 and Michal's answer in the common questions. 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 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.
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, Monday to Saturday, 7 am to 7 pm, or send the unit, the repair and the notice date on the request page.