Changes being implemented July 1

Major Changes to the Residential Tenancy Act Coming July 1, 2026

As of July 1, 2026, amendments introduced through Bill 60 and Bill 97 will officially come into force, bringing significant updates to the Residential Tenancy Act (RTA). These changes shift several long-standing rules into enforceable law and introduce new obligations for both landlords and tenants.

Here’s a breakdown of what’s changing:

1. Window Air Conditioning Rights

Tenants will now be permitted to install window air conditioning units in cases where air conditioning is not already provided or approved by the landlord.

If utilities such as hydro are included in the rent, landlords can charge a reasonable seasonal fee to cover the additional electricity usage.

2. Standardized Payment Agreements for Arrears

When tenants fall behind on rent, any repayment or payment agreements must now be completed using the proper Landlord and Tenant Board (LTB) forms. This ensures consistency and enforceability across all agreements.

3. Increased Penalties for Landlords

The maximum fines for offences under the RTA are doubling, signalling stronger enforcement:

• Individuals: from $50,000 to $100,000
• Corporations: from $250,000 to $500,000
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These increases highlight a growing focus on accountability, particularly around unlawful evictions and non-compliance.

4. Updated N12 Eviction Notice Options

For N12 notices (used when a landlord, purchaser, or family member intends to occupy the unit), landlords now have two options:

• Option 1: Provide at least 60 days’ notice and pay the tenant one month’s rent as compensation
• Option 2: Provide at least 120 days’ notice with no compensation required

Landlords should proceed carefully, as “bad faith” evictions remain subject to significant penalties.

5. New Rules for Renovation Evictions (N13)

Changes to N13 notices (for renovations or repairs) introduce additional tenant protections:

• Landlords must provide written notice with an estimated completion date for the work
• Tenants will have 60 days from the completion date to exercise their right to move back in
• Tenants can file an application with the LTB up to six months after the work is completed



Again, bad-faith evictions in this context may result in substantial fines.

6. Shorter Timeline for N4 Notices (Non-Payment of Rent)

The timeline for tenants to pay overdue rent after receiving an N4 notice will be reduced:

• Current: 14 days + delivery time
• New: 7 days + delivery time
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This change accelerates the eviction process for non-payment, making timely communication and action more critical for tenants.

Final Thoughts

These amendments represent one of the more substantial updates to the Residential Tenancy Act in recent years. Both landlords and tenants should take time to understand how these changes affect their rights and responsibilities before they come into force.

Please contact us with any questions you have about us.