Serving an N13 in Mississauga? The City Now Requires a Licence — Plus Moving Costs and New Landlord Requirements

Planning a major renovation in a Mississauga rental property?

If the work is extensive enough that your tenant must temporarily move out, serving an N13 is no longer the only process you need to think about.

As of September 1, 2026, Mississauga’s new Rental Repairs and Renovations Licensing By-law is in effect.

For qualifying N13 notices served on or after that date, landlords must also apply for and obtain a Rental Repairs and Renovations Licence from the City of Mississauga. The City says the licence is required in addition to the landlord’s obligations under Ontario’s Residential Tenancies Act.

That means a Mississauga landlord dealing with a major renovation may now have to manage two separate layers of rules:

Ontario’s N13 and LTB requirements

plus

Mississauga’s municipal licensing requirements.

And the City rules go much further than simply paying a licence fee.

What Changed in Mississauga on September 1?

The new by-law targets situations where major repairs or renovations require the rental unit to be vacant.

If a landlord serves an N13 for this type of work on or after September 1, 2026, the landlord must apply for a City licence.

The application must be submitted:

within 7 days of serving the N13.

The City also states that the landlord cannot proceed with the eviction or begin the renovation or repair work until the required licence and building permit are in place.

This creates an important practical difference.

Before, a Mississauga landlord might mainly focus on:

“Did I complete the N13 correctly?”

Now the question becomes:

“Did I complete the N13, obtain the permit, submit the City licence application, provide all required documents, communicate with the tenant and arrange the additional payments?”

Missing the municipal side of the process can create an entirely separate problem.

You Need One Licence for Each Rental Unit

The City requires:

one licence per rental unit.

So imagine a landlord owns a four-unit rental property and major work requires two separate tenants to move out.

The landlord should not assume one building-wide renovation licence automatically covers both units.

The City’s current process requires a licence for each rental unit affected by the N13 process.

This becomes particularly important for landlords or investors planning larger renovations involving multiple occupied units.

What Does the Landlord Need to Submit?

The licence application is much more than a copy of the N13.

According to the City, landlords currently need to provide documents including:

• completed licence application;
• report from a qualified person confirming that the unit must be vacant for the work;
• signed City release form;
• copy of the N13 served on the tenant;
• copy of the executed tenancy agreement, including amendments or renewals;
• City of Mississauga building permit;
• proof of commercial general liability insurance;
• and any other information requested by the licence manager.

The insurance requirement is also significant.

The City requires a valid certificate of commercial general liability insurance with at least $2 million in coverage per occurrence for bodily injury, personal injury, death and property damage.

So a landlord should not wait until after serving the N13 to begin figuring out permits, insurance and renovation documentation.

Ideally, those pieces should already be part of the planning stage.

How Much Does the Mississauga Renovation Licence Cost?

The fee depends on how long the renovation or repairs are expected to take.

Current City fees are:

The City does not charge HST on these licence fees.

If the work is not finished within the original licence period, the landlord may need to renew the licence.

That means renovation delays can create not only construction costs, but also additional administrative obligations.

The landlord must also keep the tenant informed about licence renewals.

There Is Now a Mandatory Moving Contribution

This is one of the biggest changes for Mississauga landlords.

Under the municipal by-law, landlords must make a separate one-time contribution toward the tenant’s moving expenses.

The amount is:

$1,000

if the rental unit is 750 square feet or smaller

or

$1,500

if the unit is larger than 750 square feet.

The payment must generally be made at least:

15 days before the tenant vacates.

And this payment is required whether the tenant:

• intends to return after the renovation, or
• plans to move out permanently.

That is important because this municipal moving contribution is not simply the same thing as the compensation already required under Ontario’s Residential Tenancies Act.

The City Payment Does Not Replace Ontario N13 Compensation

A common mistake would be to think:

“I paid the $1,000 or $1,500 Mississauga contribution, so that covers the N13 compensation.”

Not necessarily.

The Mississauga by-law operates alongside the Residential Tenancies Act.

Provincial N13 compensation can still apply depending on:

• why the N13 was served;
• number of residential units in the complex;
• whether the tenant intends to return;
• whether the landlord has been ordered to perform the work;
• and the length of time the unit is under renovation.

For example, provincial rules may require one month or three months of rent in certain renovation situations, subject to the applicable conditions.

The City’s moving contribution is an additional municipal requirement.

So Mississauga landlords should calculate:

Provincial N13 obligations

and

Mississauga by-law obligations

separately.

Returning Tenants May Also Be Entitled to Rent “Top-Up” Payments

The financial obligations can become more significant when the tenant plans to move back after renovations.

Mississauga now requires landlords to make top-up payments to qualifying returning tenants after the applicable Residential Tenancies Act compensation has been exhausted.

According to the City, the top-up is based on the difference between:

the CMHC average market rent for a unit similar to the tenant’s temporary accommodation

and

the tenant’s current rent for the unit being renovated.

Once the tenant provides proof of temporary rent payment, the landlord must generally make the applicable top-up payment within five days.

Consider a simplified example.

The tenant currently pays:

$1,900/month

for the Mississauga rental being renovated.

During the renovation, the tenant temporarily moves into a comparable property.

If the applicable benchmark used under the City process for that temporary accommodation is significantly higher than the tenant’s existing rent, the landlord could face additional top-up costs after the provincial compensation period has been exhausted.

For a renovation lasting several months, this needs to be built into the budget before the project starts.

Renovation Cost Is No Longer Just Contractor + Materials

This is one of the biggest practical lessons from the new by-law.

Suppose a landlord originally calculates:

Contractor: $35,000
Materials: $15,000

and thinks:

Total renovation budget = $50,000.

But if an occupied rental unit is involved, the real project cost may also include:

• building permit;
• professional report;
• licence fee;
• insurance requirements;
• provincial N13 compensation;
• Mississauga moving contribution;
• temporary rent top-ups;
• licence renewal if work is delayed;
• administrative or professional costs.

So the true cost of a renovation involving an occupied rental unit can be materially higher than the construction quote alone.

That matters when deciding whether the renovation still makes financial sense.

The Landlord Also Has New Communication Requirements

Mississauga’s by-law puts a strong emphasis on keeping tenants informed.

Once the City confirms that the landlord’s licence application is complete, the landlord generally has five days to:

• post the required Tenant Notice on the tenant’s door;
• provide the tenant with the City’s Tenant Information Package;
• and complete the required certification process with the City.

If the tenant plans to return after renovations, the landlord has additional responsibilities.

These include:

Bi-weekly written updates

about the progress of the renovation.

If the estimated completion date changes, the landlord must generally notify the tenant within:

5 days of becoming aware of the change.

The landlord must also notify the tenant when the unit is ready to be reoccupied.

For landlords, this means casual communication is no longer enough.

A phone call saying:

“It should probably be ready sometime next month”

is not the kind of record you want to rely on later.

Keep written records.

September 21 Added Another Layer for Returning Tenants

Mississauga’s municipal rule took effect September 1.

Then Ontario’s updated N13 rules came into force on September 21, 2026.

Under the updated provincial process, when a tenant properly gives written notice that they intend to return after repairs or renovations, the landlord must provide written information about:

• the estimated completion date;
• any change to that date;
• and when the unit is actually ready.

For units becoming ready on or after September 21, the tenant must also be given at least 60 days after the unit is ready to exercise the right to return.

So a Mississauga landlord dealing with an N13 now needs to think about both:

City communication requirements

and

provincial right-of-return requirements.

This is exactly why an N13 renovation should no longer be treated as simply:

serve notice → tenant leaves → renovate → find a new tenant.

Can the Landlord Charge a Higher Rent When the Tenant Returns?

If the tenant properly exercises their right to return after an N13 renovation, the landlord cannot simply put the unit back on the market at a new market rent.

Ontario’s rules provide that the returning tenant can reoccupy the unit at a rent no higher than what the landlord could lawfully have charged if the tenancy had not been interrupted.

Mississauga also explicitly highlights this protection in its explanation of the new by-law.

So this strategy does not work:

• Tenant pays $1,800.
• Landlord renovates.
• Market rent is now $2,600.
• Tenant returns at $2,600.

If the tenant preserved their right of return, the landlord must respect the applicable rent rules.

What If the Tenant Does Not Want to Return?

The tenant may decide that moving out permanently makes more sense.

In that case, the Mississauga moving contribution still applies.

The tenant may also have rights to compensation under the Residential Tenancies Act depending on the circumstances of the N13.

Landlords and tenants can also potentially negotiate a voluntary settlement.

But landlords should be careful about assuming that offering money automatically removes all obligations.

Any settlement should clearly document what the parties are agreeing to, and landlords dealing with a significant N13 project should consider obtaining legal advice before relying on such an agreement.

What Happens If the Landlord Ignores the Mississauga Licence?

This is not just an optional registration.

Mississauga says the by-law will be enforced by municipal enforcement officers.

The City currently lists administrative penalties ranging from:

$500 to $1,000

for by-law violations.

More serious or repeated violations can result in charges and, upon conviction, fines ranging from:

$500 up to $100,000.

The City can also inspect for compliance with the by-law and related obligations.

So serving an N13 and then treating the municipal licence as an afterthought creates unnecessary risk.

A Simple Example: Mississauga Landlord Renovating a Condo

Imagine a landlord owns a rented Condo in Mississauga.

The unit needs extensive renovation that requires the tenant to move out.

The landlord serves an N13 on:

September 10, 2026.

Because the notice was served after September 1, the Mississauga licensing rules apply.

The landlord should now be thinking about:

Step 1

Submit the Rental Repairs and Renovations Licence application within seven days.

Step 2

Make sure the building permit and other required documents are available.

Step 3

Provide the City with the tenancy agreement, required professional report, insurance certificate and other documentation.

Step 4

Once instructed through the licence process, provide the required tenant notice and information package.

Step 5

Calculate provincial N13 compensation separately.

Step 6

Pay the applicable $1,000 or $1,500 Mississauga moving contribution at least 15 days before the tenant leaves.

Step 7

If the tenant intends to return, document that in writing and begin the required communication process.

Step 8

Budget for any applicable temporary-rent top-ups.

Step 9

Provide ongoing written updates during construction.

Step 10

When the work is completed, properly notify the tenant and follow both the City and provincial right-of-return requirements.

That is significantly more involved than simply filling out an N13.

Before Serving an N13 in Mississauga, Check These 8 Things

A practical landlord checklist now looks something like this:

• 1. Does the work genuinely require the unit to be vacant?
• 2. Do you have the required City building permit?
• 3. Has the proper professional confirmed that vacancy is necessary?
• 4. Have you calculated both provincial and Mississauga compensation?
• 5. Is your insurance documentation sufficient?
• 6. Can your project budget absorb moving contributions and possible rent top-ups?
• 7. Do you have a system for written tenant updates?
• 8. If the tenant returns, are you prepared to respect their right of first refusal and lawful rent?

If several of these questions have not been answered, the project probably is not ready for the N13 stage yet.

Topromanage Perspective

The biggest mistake Mississauga landlords can make now is thinking:

“I already know how N13 works.”

Because even if you understand the Ontario N13 process, Mississauga now adds a separate municipal layer.

For N13 renovation cases covered by the new by-law, landlords need to think about:

LTB + City licence + building permit + compensation + moving contribution + temporary housing costs + ongoing communication.

And since Ontario also changed parts of the N13 return process on September 21, documentation after the tenant moves out is becoming just as important as the original notice.

At Topromanage, we help landlords across Mississauga, Toronto and the GTA manage tenant communication, rent records, maintenance coordination, inspections and the documentation involved in day-to-day rental property management.

For landlords considering a major renovation, the planning should begin before the N13 is served.

Because once that notice goes out:

the timelines start moving.

Frequently Asked Questions

When did Mississauga’s new N13 renovation licence take effect?
The Rental Repairs and Renovations Licensing By-law took effect on September 1, 2026 and applies to qualifying N13 notices served on or after that date.

How quickly must a landlord apply for the licence?
The licence application must be submitted within seven days of serving the N13.

How much is the Mississauga moving contribution?
It is currently $1,000 for a unit of 750 sq. ft. or less and $1,500 for a unit larger than 750 sq. ft. It is generally due at least 15 days before the tenant vacates.

Does the moving contribution replace the normal N13 compensation?
No. Mississauga’s municipal obligations operate alongside the provincial Residential Tenancies Act requirements.

Does the landlord need a licence if the tenant plans to return?
Yes. The City says the licence is still required even where the tenant intends to return after the repairs or renovations.

Can the landlord charge market rent when the tenant returns?
Generally no. A tenant who properly exercises the right to return may reoccupy at a rent no higher than what could lawfully have been charged if the tenancy had not been interrupted.

Do landlords have to update returning tenants during renovations?
Yes. The Mississauga process includes bi-weekly written renovation updates and notices when completion estimates change. Ontario’s updated provincial rules also require written notices concerning estimated completion and when the unit is ready.

The Bottom Line

For Mississauga landlords, an N13 renovation is now more than an LTB matter.

If the new municipal by-law applies, the process can involve:

an N13,

a City licence,

a building permit,

additional documentation,

$1,000–$1,500 in moving assistance,

possible temporary-rent top-ups,

ongoing tenant updates,

and

the tenant’s right to return.

So before starting a major renovation, do not just ask:

“How much will the construction cost?”

Ask:

“What will the entire tenant relocation and compliance process cost?”

That number may look very different.

If you own a rental property in Mississauga or elsewhere in the GTA and need help keeping tenant communication, maintenance and property-management records organized during a major project, contact Topromanage.

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