A Common but Misunderstood Situation

Across Ontario, a common challenge arises near the end of a lease:

The tenant is preparing to move out, but is not cooperative with showings.

While this may seem like a simple communication issue, it is actually a combination of legal rights and practical realities. Misunderstandings can lead to delays, conflict, or even legal risk.

1. What the Law Says

Under Ontario’s Residential Tenancies Act (RTA), landlords have the right to enter a rental unit for specific purposes, including showing the property to prospective tenants or buyers.

General rule during a tenancy

• At least 24 hours written notice must be provided
• Entry must take place between 8:00 AM and 8:00 PM
• The notice must include the date, time, and reason for entry

When these conditions are met, tenants generally cannot refuse entry without a valid reason.

Important distinction in the final 60 days

Once the tenant has given notice to terminate the tenancy (or both parties have agreed to end it), landlords may show the unit to prospective tenants with reasonable efforts to inform the tenant.

While the strict 24-hour notice requirement may not apply in the same way, landlords must still act reasonably and respect the tenant’s right to reasonable enjoyment.

2. Can a Tenant Refuse Showings?

The answer depends on how the situation is handled.

Tenants may refuse if:

• Proper notice is not provided
• Entry is requested outside reasonable hours
• Showings are excessive or disruptive

In these cases, the tenant may claim interference with their reasonable enjoyment of the unit.

Tenants cannot refuse if:

• The landlord follows proper procedures
• Entry is reasonable and lawful

Blocking lawful entry may be considered a violation under Ontario’s rental regulations.

3. What Happens If the Tenant Still Refuses?

In practice, enforcement is not always immediate.

Even when the landlord is legally correct, there is no instant mechanism to force access.

This often leads to:

• Delays in re-renting or selling the unit
• Increased tension between landlord and tenant
• Additional administrative or legal steps

4. Can a Landlord Apply to the LTB?

If a tenant repeatedly refuses to allow reasonable and lawful entry, landlords can escalate the issue through the Landlord and Tenant Board (LTB).

This may be considered interference with the landlord’s lawful rights under the RTA.

Possible actions include:

• Serving a notice to the tenant
• Filing an application with the LTB
• Requesting an order requiring the tenant to comply

However, there are important limitations:

• The LTB process takes time and is not immediate
• It is unlikely to resolve urgent showing needs within the final 60 days
• Outcomes depend on proper documentation and whether the landlord acted reasonably

Practical takeaway

The LTB is a valid legal pathway, but it is typically a last resort rather than a short-term solution.

5. Practical Approach: Managing the Situation Effectively

From a property management perspective, the most effective approach is proactive coordination rather than escalation.

Recommended strategies

• Set expectations early
  Discuss showing arrangements before listing the unit
• Establish fixed showing windows
  For example: weekdays 10 AM–5 PM, weekends 12 PM – 8 PM
• Use scheduling systems
  Provide clear, advanced notice for each appointment
• Minimize disruption
  Respect the tenant’s schedule to encourage cooperation

When handled properly, this approach often results in:

• Faster leasing
• Fewer total showings
• Reduced conflict

Why This Matters

This situation reflects a broader principle in property management:

Legal rights alone are not enough. Execution and communication determine outcomes.

Even when landlords are fully within their rights, poor handling can lead to unnecessary disputes.

Final Thoughts

In Ontario, landlords generally have the right to show a unit during the final 60 days of a lease, provided they follow proper procedures and act reasonably.

However, successful outcomes depend not only on legal compliance but also on how the process is managed in practice.

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