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
Executive Summary
Ontario’s Bill 60 introduces targeted amendments to the Residential Tenancies Act, 2006 (RTA) aimed at reducing delays, improving procedural efficiency, and providing a more predictable environment for rental housing providers.
The changes in Schedule 12 of the bill focus primarily on chronic non-payment, procedural abuse, and long-standing backlog issues at the Landlord and Tenant Board (LTB).
For responsible landlords, these reforms strengthen the reliability of enforcement mechanisms without undermining the rights of good, rent-paying tenants. The bill does not remove core tenant protections such as rent controls, the requirement for LTB-issued eviction orders, or the duty to maintain habitable premises.
2. Key Elements of Bill 60 That Benefit Landlords
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2.1 Standardization of LTB Forms
Notices (N4, N5, N12, etc.) must use LTB-approved or prescribed formats.
Reduces risk of dismissals based on technicalities or outdated form versions.
Streamlines property manager workflows and improves compliance consistency.
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2.2 Clearer Definition of “Persistent Failure to Pay Rent”
Chronic late payment will be defined through regulation (e.g., repeated lateness within a set period).
Provides a predictable, objective test for termination based on recurring arrears.
Addresses one of the most common—and financially draining—landlord frustrations.
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2.3 Strengthened Consequences for Missed Hearings & Defaults
Default orders can only be set aside under defined, regulated circumstances.
Prevents “yo-yo” situations where an eviction order is undone at the last minute.
Helps protect owners’ timelines for repairs, re-renting, and cashflow.
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2.4 Requirements for Tenants to Raise Maintenance Issues Earlier
Tenants must disclose repair or habitability concerns in advance, and in some cases pay 50% of arrears to rely on extensive claims under s.82.
Stops surprise “ambush” allegations at arrears hearings.
Encourages authentic maintenance dialogue and documented reporting.
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2.5 Limits on Broad LTB “Fairness” Discretion
Section 83 discretion (allowing eviction denial even when grounds are proven) will be subject to legislative parameters.
Increases predictability in cases of proven arrears or serious misconduct.
Reduces member-to-member inconsistency in outcomes.
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2.6 Faster, More Controlled Review Processes
Review requests subject to strict timelines (generally 15 days).
Less uncertainty after an order is issued.
Supports faster turnover, financing stability, and operational planning.
3. Why These Changes Matter for Landlords
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3.1 Improved Timelines and Reduced Backlogs
Chronic LTB delays have made it difficult for owners to manage risk or operate cashflow-positive investment properties. Bill 60 is part of a broader push to restore timely adjudication and eliminate procedural loopholes that prolong arrears cases.
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3.2 Increased Certainty in Arrears and Misconduct Files
By tightening the rules and defining expectations earlier in the process, the system becomes easier to navigate. Outcomes are more consistent, timelines are more realistic, and owners can plan repairs, financing, renewals, and future leasing without the constant risk of unexpected delays.
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3.3 Greater Fairness for Small and Family Landlords
Most Ontario rental providers are individuals or families, not large corporations. These changes allow responsible, everyday landlords to enforce leases without losing months—or years—of rent through procedural delays.
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:
4.1 Core Tenant Protections Remain Fully Intact
Eviction still requires due process and an LTB order.
Rent control, maintenance obligations, privacy rights, and anti-reprisal protections remain unchanged.
The bill does not automatically speed up “no-fault” evictions such as renovictions or own-use—those still face strict LTB scrutiny.
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
Good tenants who:
Pay rent on time,
Maintain the unit,
Report issues promptly, and
Communicate responsibly
are not affected.
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.
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.
5.3 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.
6. Conclusion
Bill 60 represents a significant step toward a more balanced and functional Ontario rental housing system. While the bill does not overhaul the RTA, its targeted reforms directly address the procedural inefficiencies that have long undermined the viability of being a landlord in Ontario.
Responsible landlords—and stable tenants—stand to benefit from:
Faster adjudication,
Clearer rules,
Reduced abuse of process,
Improved predictability in enforcement, and
More efficient property management operations.
Shelterly will continue monitoring Bill 60 through its final readings and will update all owners as soon as new regulations are published.
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