What happens when an Ontario lease ends

In Ontario, the end of a fixed term usually isn't the end of the tenancy. Here's what actually happens.

When a fixed-term lease ends, the tenancy usually continues automatically on a month-to-month basis with the same terms.
The tenant doesn't have to sign a new lease or a renewal to stay.
A landlord can't end a tenancy just because the term is over. They need a reason allowed by the Residential Tenancies Act.
A tenant can end a month-to-month tenancy with at least 60 days' written notice, generally using Form N9.

Automatic month-to-month continuation

Under the Residential Tenancies Act, if a fixed-term tenancy (for example, a one-year lease) ends and the tenant stays, the tenancy is deemed renewed as a monthly tenancy (or weekly/daily, depending on the rent period) on the same terms.

Rent, the due date, included services and other terms stay the same, except for lawful rent increases.

Can a landlord require a new lease?

A landlord can offer a new fixed term, but the tenant can decline and continue month-to-month. Refusing to renew isn't a ground to end the tenancy.

If both sides want a new term, put it in writing. For most residential tenancies, the Ontario Standard Lease is required for written leases signed on or after April 30, 2018.

How a month-to-month tenancy can end

The main ways are:

The tenant gives at least 60 days' written notice, effective the last day of a rental period (Form N9).
Both sides sign an agreement to end the tenancy (Form N11).
The landlord gives notice for a reason the Act allows, such as own use (N12) or demolition/renovation (N13), and follows the required process.

A landlord notice doesn't by itself force a tenant to leave. If the tenant stays, the landlord generally has to apply to the Landlord and Tenant Board.

What landlords should do at the end of a term

Update your records so the tenancy shows as month-to-month, confirm the next eligible rent increase date, and keep the original lease on file. The lease terms still apply.

Common questions

Does a tenant have to move out when the lease ends?

No. In most cases the tenancy simply continues month-to-month on the same terms.

Can a tenant leave at the end of a fixed term?

Yes, with at least 60 days' written notice, and the termination date can't be earlier than the last day of the fixed term.

Can rent go up because the lease ended?

Only through a normal lawful rent increase: at least 12 months since the last increase, 90 days' written notice, and within the guideline if the unit is rent-controlled.

Is a new lease needed for month-to-month?

No. The existing lease terms carry over automatically.

What about a sublet or assignment?

Those have separate rules and require the landlord's consent, which can't be unreasonably withheld for a sublet.

Official sources

Last reviewed September 2026. General information, not legal advice.