Bill 60 - Shelterly's Landlord Briefing

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Subject: Impact of Ontario’s Bill 60 (“Fighting Delays, Building Faster Act, 2025”) on Landlords
Prepared For: Property Owners & Investors
Prepared By: Shelterly Management Inc.
Date: November 19, 2025

  1. Executive Summary

Ontario’s now-passed Bill 60 updates the Residential Tenancies Act to reduce LTB delays and strengthen enforcement against chronic non-payment and procedural abuse.

Schedule 12 streamlines processes with shorter non-payment timelines, limits on last-minute tenant issues at hearings, and clearer rules for own-use terminations. These reforms create faster, more predictable outcomes for landlords while keeping core protections—rent control, required LTB eviction orders, and safe-housing standards.

For responsible landlords, Bill 60 improves reliability and reduces backlog without affecting good tenants who pay rent and maintain their homes.

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2. Key Elements of Bill 60 That Benefit Landlords

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    Shorter non-payment timeline

    N4 notices can now require payment in as little as 7 days (down from 14).

  • Close-up of a dictionary page showing definitions for the words 'focus' and 'foci', with some text in French.

    Stricter rules at arrears hearings

    Tenants must pre-notify if they plan to raise maintenance issues and may need to pay 50% of arrears before doing so.

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    Own-use evictions updated

    For N12s served with 120+ days’ notice, landlords are no longer required to pay the one-month compensation.

  • Close-up of hands using a Makita cordless drill to screw into an electrical outlet or switch on a wall.

    Reduced procedural abuse

    Limits placed on tenants raising new issues late in the process or delaying hearings without valid reasons.

  • Multiple-choice answer sheets with a pencil labeled TOEIC, TOEIC Bridge, SAT, GRE, TFI, JPT, in black and white, with a green eraser.

    Faster LTB processing

    Measures added to reduce backlog, streamline scheduling, and give the LTB more authority to manage cases efficiently.

  • A hand holding a small mirror reflecting a city skyline with a tall tower, while the actual city skyline is blurred in the background.

    Clearer enforcement framework

    Stronger, more predictable rules for chronic non-payment, repeated arrears patterns, and strategic non-participation.

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3. Why These Changes Matter for Landlords

  • 3.1. Faster, Fairer Enforcement

    Bill 60 streamlines non-payment and hearing procedures, giving landlords quicker, more predictable outcomes. These reforms reduce delays that once enabled chronic arrears and restore confidence in Ontario’s rental enforcement system.

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  • 3.2. Stronger Protection Against Abuse

    By limiting last-minute tactics and requiring tenants to pre-notify issues, the new rules curb procedural misuse. Landlords gain clearer pathways to resolve disputes without unnecessary postponements or strategic non-participation.

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  • 3.3. More Stability for Rental Operations

    Shorter notice periods and clarified own-use rules help landlords plan with certainty. Bill 60 supports long-term investment by improving timelines while keeping essential tenant protections firmly in place.

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4. Impact on Tenants: Why Bill 60 Does Not Harm Responsible Tenants

Landlords may face questions from tenants regarding perceived risks of the bill. It is important to clarify:

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4.1 Core Tenant Protections Remain Fully Intact

Eviction still requires due process and an LTB order.

  1. Rent control, maintenance obligations, privacy rights, and anti-reprisal protections remain unchanged.

  2. The bill does not automatically speed up “no-fault” evictions such as renovictions or own-use—those still face strict LTB scrutiny.

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4.2 The Reforms Target Only Specific Problem Behaviours

The bill focuses on:

  • Chronic non-payment

  • Repeated late payment

  • Non-attendance at hearings

  • Abuse or manipulation of LTB procedures

  • Surprise maintenance claims raised at arrears hearings

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4.3 Faster LTB Processes Help Tenants Too

Timely LTB operations mean:

  • Faster responses to legitimate tenant concerns,

  • Speedier resolution of illegal rent increase disputes,

  • Clearer timelines for repairs or landlord obligations.

Efficient adjudication benefits the entire rental ecosystem—not just landlords.

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5. Strategic Recommendations for Landlords

5.1 Strengthen Documentation & Communication

Bill 60 rewards clear record-keeping. Owners should:

  • Maintain organized rent ledgers,

  • Document maintenance requests and responses,

  • Use consistent communication methods (email is preferred),

  • Ensure forms are always the most current LTB versions.

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5.2 Reassure Tenants to Maintain Trust

A steady tenancy is financially valuable. Messaging to tenants should emphasize:

  • These reforms target “problem files,” not compliant tenants.

  • Owners remain committed to good-faith landlord-tenant relationships.

  • Maintenance reporting procedures remain available and encouraged.

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Exact changes Under Bill 60

Here are a list of exact changes that have taken affect:

  1. Stricter Hearing Rules: Tenants must pre-notify if they intend to raise maintenance or repair issues at an arrears hearing.

  2. Arrears Threshold Requirement: Tenants may be required to pay 50% of outstanding arrears before being allowed to raise additional issues.

  3. Limits on Last-Minute Issues: New complaints or evidence raised strategically at the 11th hour can now be dismissed or restricted by the LTB.

  4. Updated N12 Own-Use Compensation: One-month compensation is no longer required when landlords give 120+ days’ notice for personal-use termination.

  5. Faster Case Management: The LTB receives expanded authority to streamline scheduling, reduce postponements, and manage backlog.

  6. Reduced Procedural Abuse: The Board can now curb frivolous reviews, repetitive motions, and delay tactics that previously stalled cases.

  7. Stronger Enforcement Pathways: Clearer mechanisms for dealing with chronic non-payment and repeated late payment patterns.

  8. N4 Non-Payment Notice Shortened: Landlords can now require payment in as little as 7 days, reducing the previous 14-day minimum.

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