On July 8, 2026, Ottawa’s Planning and Housing Committee considered a proposed Rental Renovation Licence Bylaw, often referred to as a “renoviction” bylaw, and recommended that City Council approve it. The proposal is scheduled to go before Ottawa City Council on July 15, 2026, meaning it had not yet received final council approval at the time of writing.

Under the proposed framework, a landlord seeking to end a tenancy for qualifying renovations or repairs would need to apply to the City for a municipal licence within seven days of giving the tenant an eviction notice. The landlord would also need to obtain the applicable building permit, provide the City with a copy of the notice and give the tenant an educational guide produced by the City.

The goal is to discourage landlords from using renovations as an excuse to remove existing tenants and then re-rent the units at substantially higher rents.

However, the proposal would also add another layer of compliance for landlords carrying out legitimate work.

For Ontario rental-property owners, the development sends an important message:

An N13 notice should never be treated as a simple way to recover a rental unit. A landlord must be able to demonstrate that the proposed work is genuine, properly planned and legally requires the property to be vacant.

What Is a Renoviction?

The word renoviction combines “renovation” and “eviction.”

It generally refers to a situation in which a tenant is required to leave because a landlord claims that major renovations or repairs are necessary, but the tenant is not properly allowed to return after the work is completed. The unit may then be offered to a new tenant at a higher rent.

The City of Ottawa distinguishes this from a legitimate renovation-related eviction. Some rental properties genuinely require extensive plumbing, structural, electrical or safety work that cannot reasonably be completed while the tenant remains in the unit.

The concern arises when renovations are used in bad faith to end a tenancy—particularly when an existing tenant is paying rent that is substantially below current market rates.

What Would Ottawa’s Proposed Bylaw Require?

If approved in its current form, the proposed bylaw would require landlords seeking an eviction for renovations or repairs to apply for a Rental Renovation Licence.

The licence application would need to be submitted within seven days of issuing the tenant’s eviction notice.

To receive the licence, the landlord would generally be required to:

• Obtain the necessary building permit before applying
• Provide the City with a copy of the eviction notice
• Give the tenant a City-produced eviction education guide with the notice
• Submit information about the affected rental unit
• Provide any additional records required under the licensing process

These municipal requirements would operate alongside Ontario’s existing provincial landlord-and-tenant rules. They would not replace the Residential Tenancies Act or the Landlord and Tenant Board process.

The final requirements, fees, enforcement system and implementation timeline will depend on the version ultimately approved by Ottawa City Council.

Would the Municipal Licence Replace the N13 Process?

No.

The proposed municipal licence would not replace the provincial N13 notice or give the City authority to issue an eviction order.

Ontario’s Residential Tenancies Act governs whether a tenancy can legally be terminated because a landlord intends to:

• Demolish a rental unit
• Convert it to another use
• Complete repairs or renovations that require vacant possession

Disputes over whether a renovation-related eviction is lawful fall within the jurisdiction of the Landlord and Tenant Board, not the municipality. Ottawa has acknowledged that the City cannot decide an N13 application or independently stop an eviction from proceeding.

The proposed licence would instead create a municipal compliance layer designed to improve transparency, discourage bad-faith conduct and help tenants better understand their rights.

A landlord in Ottawa could therefore need to satisfy both:

1. The provincial requirements under Ontario law; and
2. The municipal requirements under Ottawa’s bylaw.

What Is an N13 Notice?

An N13 is formally called a Notice to End Your Tenancy Because the Landlord Wants to Demolish the Rental Unit, Repair It or Convert It to Another Use.

A landlord may use this notice in qualifying situations involving demolition, conversion or extensive repairs or renovations.

For renovation or repair cases, the proposed work must generally be substantial enough to require vacant possession. A landlord should be prepared to explain why the work cannot reasonably or safely be completed while the tenant continues living in the unit.

The landlord must provide the legally required notice period and use a valid termination date. Serving the form does not physically remove the tenant from the property.

An N13 is a notice—not an eviction order.

If the tenant does not leave voluntarily, the landlord must apply to the Landlord and Tenant Board and prove that the legal requirements for ending the tenancy have been met.

Tenants May Have the Right to Return

In qualifying renovation cases, tenants may have a right of first refusal, meaning they can notify the landlord in writing that they intend to return to the unit after the work is completed.

When the tenant validly exercises this right, the landlord may be required to offer the unit back at the rent that could lawfully have been charged if the tenancy had continued.

Ontario’s strengthened provincial framework also introduces additional requirements relating to estimated renovation timelines, notification when the work has been completed and a minimum period for the tenant to return. The provincial amendments also increase maximum offence fines to as much as $100,000 for an individual and $500,000 for a corporation.

Landlords should verify which provisions are currently in force before beginning the process. A rule may have been passed or proclaimed but still have a future commencement date or require additional regulations.

Depending on the circumstances and the number of units in the residential complex, landlords may also have compensation or alternative-accommodation obligations.

These questions should be reviewed before the notice is served—not after the tenant has already moved out.

Why Are Both Landlords and Tenants Concerned?

The proposed Ottawa framework has raised concerns among different groups.

Tenant advocates generally support stronger measures to discourage bad-faith evictions. They may argue that tenants facing displacement need clearer information, enforceable return rights and stronger oversight when a landlord claims that vacant possession is necessary.

Landlords and housing providers may be concerned about:

• Duplicated provincial and municipal regulation
• Additional application costs
• Longer administrative timelines
• Delays in urgent or necessary work
• Uncertainty about how municipal enforcement will interact with LTB proceedings

This reflects a real policy challenge.

Municipalities want to discourage unlawful displacement without making legitimate building repairs unnecessarily difficult. Older rental buildings still need major upgrades, and delaying important electrical, plumbing, structural or safety work can create risks for both tenants and owners.

The objective should be to distinguish genuine construction requirements from attempts to end tenancies improperly.

What Should Landlords Do Before Serving an N13?

1. Confirm That Vacant Possession Is Truly Necessary

Not every renovation justifies ending a tenancy.

Painting, replacing appliances, updating cabinets or completing ordinary cosmetic work may be inconvenient, but that does not automatically mean the tenant must leave.

Before serving an N13, the landlord should obtain reliable information showing:

• The precise scope of work
• Whether a building permit is required
• Why the work cannot reasonably be completed while occupied
• Any health or safety concerns
• The estimated construction timeline

The decision should be based on legitimate construction requirements, not on an opportunity to remove a below-market tenant.

2. Confirm Permits Before Starting the Process

Ottawa’s proposal would require the landlord to obtain the necessary building permit before a municipal renovation licence is issued.

Even in municipalities without a separate renoviction licence, landlords should confirm permit requirements before beginning the N13 process.

A landlord who claims that major permitted work requires vacant possession may face difficulty if there is no permit, credible construction plan, contractor documentation or professional assessment supporting that claim.

3. Create a Complete Evidence File

A landlord should maintain an organized file containing relevant records, such as:

• Building permits and applications
• Contractor quotations and agreements
• Architectural or engineering reports, where applicable
• Photographs and inspection records
• Detailed scope-of-work documents
• Construction schedules
• Communications with the tenant
• Copies of notices
• Proof of how and when documents were served
• Records of compensation or alternative accommodation
• Correspondence about the tenant’s right to return

Strong documentation does not automatically guarantee that an application will succeed. However, incomplete or contradictory records can significantly weaken the landlord’s position.

4. Complete and Serve the Notice Correctly

Using the correct form is only one part of the process.

The landlord must also:

• Complete the form accurately
• Use a legally valid termination date
• Provide the required notice period
• Select an approved method of service
• Keep proof that the notice was properly delivered

Small procedural errors can result in delays, additional costs or dismissal of an application.

Landlords should not assume that ordinary email is automatically valid simply because they normally communicate with the tenant electronically.

5. Understand Compensation and Return Rights

Before serving an N13, the landlord should determine:

• Whether compensation is required
• How much compensation must be paid
• When the payment is due
• Whether alternative accommodation must be offered
• Whether the tenant can exercise a right of first refusal
• What notice must be provided when the renovations are complete

Failure to follow these requirements can result in the landlord losing the application or facing a later tenant claim.

6. Do Not Pressure the Tenant to Leave

A landlord should never:

• Threaten or intimidate the tenant
• Change the locks without legal authority
• Shut off electricity, heat, water or other vital services
• Remove the tenant’s belongings
• Misrepresent the tenant’s legal rights
• Enter the unit without proper notice, except where legally permitted
• Treat an N13 as an immediate eviction order

Only the proper legal process can lead to an enforceable eviction.

Attempting to force a tenant out can expose the landlord to LTB proceedings, compensation orders, municipal enforcement and significant penalties.

Does This Matter to Landlords Outside Ottawa?

Yes, even though the proposed bylaw would apply specifically within the City of Ottawa.

The broader trend is relevant across Ontario.

Municipalities are paying closer attention to renovation-related evictions, while the provincial government has also strengthened tenant protections and documentation requirements.

For GTA landlords, this means the correct process may depend on:

• The Residential Tenancies Act
• Current Landlord and Tenant Board requirements
• Provincial regulations and commencement dates
• The municipality where the property is located
• Local permit, licensing and property-standard rules

A process that is sufficient in one municipality may require additional documentation, licences or tenant information in another.

Landlords should therefore avoid relying on an old form, a previous case or advice intended for a different city.

Why Professional Property Management Matters

A renovation-related tenancy matter involves much more than filling out a form.

The owner may need to coordinate:

• Property inspections
• Contractor quotations
• Building access
• Permit applications
• Tenant communication
• Construction schedules
• Compensation deadlines
• Notice and service records
• Right-to-return correspondence
• Ongoing property maintenance

When these steps are handled inconsistently, even a legitimate renovation project can become delayed, disputed or more expensive.

A professional property-management team can help landlords organize the operational side of the process, maintain accurate records, coordinate contractors and communicate clearly with tenants.

However, a property manager is not a substitute for legal advice. Matters involving an N13 notice, an eviction application or a disputed right to return should be reviewed by an Ontario lawyer or licensed paralegal when appropriate.

Topromanage’s Perspective

Ottawa’s proposal does not mean landlords are prohibited from renovating rental properties.

It means renovation-related evictions are being placed under greater scrutiny.

Responsible landlords should focus on preparation:

• Confirm that the renovations are genuine and necessary
• Determine whether vacant possession is actually required
• Obtain the appropriate permits
• Understand compensation and return rights
• Maintain complete written records
• Follow both provincial and municipal requirements
• Communicate honestly and professionally with the tenant

A landlord should not begin by asking:

“How can I get the tenant out?”

The better question is:

“What work must be completed, can it legally be done while the unit is occupied, and what process must I follow to protect both the property and the tenant’s rights?”

Final Thoughts

Ottawa’s proposed Rental Renovation Licence Bylaw reflects a wider move toward stronger oversight of renovation-related evictions in Ontario.

At the time of writing, Ottawa’s Planning and Housing Committee had recommended approval, with the proposal scheduled for consideration by City Council on July 15, 2026. Landlords should verify the final council decision, effective date and approved requirements before relying on the proposed rules.

For property owners, the lesson is not to avoid necessary renovations. It is to plan them carefully, document them properly and respect tenant rights throughout the process.

When an N13 is supported by genuine construction requirements, appropriate permits and complete documentation, the landlord is in a much stronger position. When renovations are used as a shortcut to end a tenancy or reset the rent, the legal and financial consequences can be significant.

Disclaimer: This article is provided for general informational purposes only and does not constitute legal advice. Landlords dealing with an N13 notice, renovation-related eviction or municipal licensing requirement should seek advice from a qualified Ontario lawyer or licensed paralegal based on their specific circumstances.

Source: CBC

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