Renting in Ontario? Here’s a Step-by-Step Guide to the Leasing Process
Renting a home in Ontario can feel overwhelming, especially if you’re a first-time renter or a newcomer. From preparing the right documents to finally receiving your keys, there are several steps involved—and missing just one detail could delay your move.
In today’s post, I’m breaking down the general leasing process into 5 simple steps so you know exactly what to expect.
Step 1: Prepare Your Documents/Information
Before you start viewing properties, you’ll want to have your paperwork ready. Landlords and property managers often request:
Income proof (like pay stubs)
Employment letter (indicating length of employment, post title, annual income, etc.)
Photo ID (issued by government)
Rental and employment history
Full credit report (with credit score)
Two References
Bank statements (if you’re a newcomer)
Having these on hand can make your application stand out and speed up the approval process.
Step 2: View Properties & Submit an Offer
This is the exciting part—touring potential homes! Once you find the right one, you’ll submit your offer along with your application and documents. Be sure to note any defects or issues you’d like the landlord to address. If your offer is accepted, you’ll move on to signing the lease.
Step 3: Pay the Deposit
Once your lease is accepted, timing is critical. The deposit usually needs to be paid within 24 hours by bank draft, which is then deposited into the brokerage’s trust account.
Step 4: Finalize the Setup
Before moving in, you may need to:
Register with property management office (if applicable)
Set up utilities
Purchase tenant insurance
Book an elevator for move-in day (for condos/apartments)
This step ensures everything is ready for a smooth transition into your new home.
Step 5: Handover & Follow-Up
The last step is key handover day! You’ll:
Schedule your key pickup
Provide key deposit
Inspect the unit and document any issues
And just like that—you’re officially moved in! 🎉
Final Thoughts
Renting doesn’t have to be stressful when you know the process. With preparation and the right guidance, you’ll be settling into your new space in no time.
If you’re a newcomer or first-time renter, I’ve also created a FREE Tenant Cheat Sheet with tips and resources to make leasing in Ontario even easier.
📲 Contact me today to get your copy and let’s make your next move simple and stress-free.
Toronto’s New Rental Renovation Licence By-law – The city’s new rules on renovictions
Toronto has introduced a new by-law aimed at protecting tenants from unfair evictions under the guise of renovations—commonly known as renovictions. The Rental Renovation Licence By-law, effective July 31, 2025, adds important requirements for landlords and new protections for tenants.
In this post, we’ll break down what this new by-law means, who it affects, and how both landlords and tenants can prepare.
What Is the Rental Renovation Licence By-law?
Under the new by-law, Toronto landlords must apply for a Rental Renovation Licence if they plan to evict a tenant using the N13 notice (the Ontario form used to end tenancy for major renovations).This by-law works alongside Ontario’s Landlord and Tenant Board (LTB) eviction process, but adds extra steps for landlords within Toronto city limits.
Who Does This Apply To?
This by-law applies to all residential rental units in Toronto, including:
Houses and basement apartments
Condominium units being rented out
Rental buildings of all sizes
It doesn’t apply to:
Hotels/motels
Emergency shelters
Certain social housing units
Co-op student housing or group homes
If a landlord plans renovations that require a tenant to vacate temporarily, this by-law applies—even for just one unit.
What Landlords Must Do
Step
Description
1. Apply for a Licence
Within 7 days of issuing an N13 notice, submit a Rental Renovation Licence application with building permits, a professional report, and a $700 fee.
2. Post Tenant Information Notice (TIN)
The City issues a TIN. You must post it on the unit door within 5 days and send a photo to the City.
3. Provide Tenant Compensation Options
Offer temporary housingor pay the monthly rent-gap if tenant plans to return. If not returning, pay 3 months of rent-gap plus a moving allowance ($1,500 for 1-bedroom or smaller, $2,500 for 2+ bedrooms).
4. Wait for City Approval
A 14-day tenant review period follows posting. You can only proceed after the licence is granted.
5. Post the Licence
Display the licence on the unit door during renovations.
6. Complete Renovations and Notify City
After renovations, confirm the tenant has returned (or been compensated), so the City can close the licence.
7. Avoid Penalties
Fines of up to $100,000 may apply for non-compliance.
What Tenants Should Expect
Right
What It Means for You
Notice & Transparency
You must receive a Tenant Information Notice after the N13 is served. It must be posted on your door within days.
14-Day Review Period
You’ll have 14 days to review your rights, ask questions, and seek advice before the landlord can proceed.
Choice to Return or Leave
You may choose to return to your unit at the same rent after renovations or opt to leave permanently with compensation.
Compensation Options
If returning: receive temporary housing or monthly rent-gap payments during renovations. If not returning: receive a 3-month rent-gap lump sum plus a moving allowance.
Right to Verify Licence
You can check the City’s public registry to confirm the landlord has obtained a Rental Renovation Licence.
Support Available
Contact 311, the City’s Tenant Support Program, or Federation of Metro Tenants’ Associations for help or to report violations.
Why This Matters
This by-law strengthens tenant protections by making sure landlords:
Aren’t using renovations as an excuse to remove long-term tenants
Have proper plans and permits in place
Follow a clear, fair process
For landlords, it adds transparency and ensures renovations are done with the necessary oversight—helping avoid costly penalties or disputes.
Final Thoughts & Resources
The Rental Renovation Licence By-law is a major change in how Toronto handles tenant evictions due to renovations. Whether you’re a landlord planning work or a tenant receiving notice, it’s important to understand your rights and obligations.
Why the Garage Deserves More Attention in Your Home Search
When shopping for a home, most buyers focus on kitchens, bathrooms, or the size of the living room—but the garage is often overlooked. In reality, the garage can be one of the most valuable and flexible parts of a property, especially in urban and suburban markets like the GTA.
🚗 More Than Just Parking
While garages were traditionally built for vehicles, today’s homeowners use them for so much more. Think storage, workshops, fitness areas, or even hobby zones. A well-maintained garage adds convenience, security, and serious lifestyle value.
🧰 Extra Storage = Peace of Mind
For growing families or downsizers who still need space, a garage offers easy storage for bikes, tools, seasonal items, and more. It can also help keep the main home clutter-free—which buyers love.
🔐 Added Security and Weather Protection
Parking indoors protects your vehicle from snow, sun, hail, and potential break-ins. This not only preserves your car’s condition but may also reduce your insurance costs.
🛠️ Potential for Conversion
With city zoning rules evolving, some homeowners explore converting garages into garden suites, home offices, or in-law suites (where allowed). Even if not converted, buyers often see potential in a large, clean, well-lit garage.
💸 Resale Appeal
In areas with tight street parking, especially in Toronto and Markham, a private garage can boost a home’s value and marketability. Detached or double garages are particularly attractive to buyers with multiple drivers or growing families.
Final Thought Whether you’re buying or selling, don’t underestimate the power of a good garage. It’s not just a place to park—it’s a space full of possibilities. If you’re looking for a home where every square foot counts, let’s find you one with a garage that works as hard as you do.
When it comes to buying or renting a home, most people look at the usual things—price, location, size, layout. But for many, especially in the Chinese community, another factor quietly influences the decision: Feng Shui.
Feng Shui (風水), meaning “wind and water,” is an ancient Chinese philosophy that guides how we live in harmony with our environment. It’s not about superstition—it’s about how the space around us affects our energy, focus, and well-being. And yes, it plays a role in real estate.
🌿 Why Feng Shui Still Matters
While it may not be written in contracts, Feng Shui principles often shape how people feel about a home. Some buyers walk into a space and immediately feel comfortable—others don’t know why something feels “off.” Often, it’s the flow of energy, or qi, that makes the difference.
🚪 The Entrance Sets the Tone
The front door is more than just an entry—it’s the main channel through which energy enters the home. A clean, uncluttered entrance that opens easily invites good fortune. In contrast, doors that stick, face a wall, or open to clutter can block positive flow.
🧭 Orientation and Unit Direction
For those who follow Feng Shui more closely, the direction a home faces can be significant. South-facing homes are often preferred for their natural light and warmth. A north-facing condo, on the other hand, may feel cooler and less energetic. Some clients even avoid west-facing kitchens or bedrooms due to heat and imbalance.
🌊 Water and Wealth
In Feng Shui, water is closely associated with prosperity. A home near a calm body of water is generally seen as positive, but the placement matters. For example, water behind a property flowing away might symbolically mean wealth leaving the household—something cautious buyers try to avoid.
🛏 The Bedroom and Restful Energy
Bedrooms should be peaceful retreats. Some simple Feng Shui reminders:
Avoid placing beds directly in line with the door.
Mirrors that reflect the bed? Better avoided.
Overhead beams? They can feel oppressive and affect sleep.
🏢 What About Condos?
Feng Shui applies to condos too, even if you can’t move walls or adjust exterior placement. Consider:
Unit number: Many clients prefer units with lucky numbers, especially 8 and 9.
Position: Units facing T-intersections or elevator shafts are sometimes seen as less desirable.
Layout: A simple, square or rectangular shape often feels more grounded.
💡 You Don’t Have to Be an Expert
You don’t need to follow every rule to benefit from Feng Shui. Sometimes, it’s just about being mindful of flow, comfort, and how a space makes you feel. Plants, mirrors, lighting, and thoughtful furniture placement can all improve energy without major changes.
Final Thought Whether you’re deeply connected to Feng Shui or simply open to creating a space that feels balanced, it can be a useful lens when choosing a home. At the end of the day, the most important thing is that you feel good in your space.
Looking for a home that fits your needs—and your energy? Let’s talk.
🛠️ Renovation & Repair Costs: What Buyers Should Budget For
When buying a home—whether it’s brand new, recently updated, or a charming fixer-upper—renovation and repair costs are a reality many buyers overlook. These expenses can significantly impact your overall budget and influence your decision-making before and after the purchase.
Here’s what you need to know to avoid surprises and make informed choices.
🔍 Why Repair & Renovation Planning Matters
Many first-time buyers get swept up in a home’s potential, only to discover that their dream space comes with a list of pricey updates. From minor cosmetic touch-ups to major system overhauls, unexpected repairs can turn a great deal into a financial headache.
Understanding what to expect—and what’s negotiable—can help you:
Evaluate offers wisely
Plan realistic budgets
Choose homes that suit your timeline and skill level
🧾 Common Repair Costs to Expect
Even in move-in ready homes, you may need to budget for small fixes. Here are typical costs buyers often face:
Painting (interior): $2,000–$5,000
Flooring replacement/refinishing: $3–$12/sq.ft.
Appliance upgrades: $3,000–$10,000
Roof repair/replacement: $5,000–$20,000
HVAC system repair: $500–$5,000+
Plumbing or electrical updates: $1,000–$10,000
Window replacement: $300–$1,000 per window
Bathroom or kitchen renovations: $10,000–$50,000+
Prices vary by region, materials, and labor rates, but these estimates offer a solid starting point.
🏚️ What About Fixer-Uppers?
Buying a home that needs work can be a smart investment, but it requires realistic expectations. Always:
Get a professional inspection
Get estimates from licensed contractors
Include a contingency budget (15–20%)
Consider the timeline for renovations—can you live in the home during work?
🛠️ DIY vs. Professional Help
While it’s tempting to save by doing things yourself, some repairs—like electrical, plumbing, or structural work—require professionals. DIY can be great for:
Painting
Landscaping
Small decor or hardware upgrades Just be sure not to take on more than you can manage safely or legally.
💬 Cathy’s Pro Tip:
“Before falling in love with a home, be sure you know what it will cost to bring it up to your standard. Whether it’s cosmetic or structural, understanding the repair costs helps you negotiate better and avoid budget shocks after closing.”
🏡 A Realtor Can Help You Plan Ahead
An agent like myself will help you:
Spot renovation red flags during viewings
Connect you with trusted inspectors and contractors
Understand what’s worth fixing now—or what can wait
Negotiate pricing based on upcoming costs
You’re not just buying a home—you’re investing in your future. Let’s make sure it’s a smart one!
When it comes to buying or selling a home, the bathroom may be one of the smallest rooms—but it carries enormous weight in decision-making. Whether you’re a homeowner looking to boost value or a buyer scanning listings, the bathroom’s condition, layout, and style can make or break a deal.
Let’s explore why bathrooms matter so much, and how to make the most of this space.
🛁 The Bathroom: More Than Just Utility
Buyers today aren’t just looking for a working toilet and sink—they’re looking for a space that feels like a private retreat. A well-designed bathroom suggests that the home is cared for and up to date, adding both emotional appeal and real resale value.
Even modest upgrades like:
New tiles or re-grouting
Stylish vanity lighting
Sleek faucets or hardware
Fresh paint and mirrors can instantly elevate the entire home’s feel.
🧼 Cleanliness Is Key
One of the top things buyers notice in a bathroom? Cleanliness. Sparkling tiles, clear glass, and organized storage signal that the home has been well maintained. This builds trust and confidence, even if the home isn’t fully renovated.
✅ Seller Tip: A deep clean and some low-cost updates like modern towels, candles, or greenery can help stage your bathroom to feel like a spa.
🔍 Small Space, Smart Design
Bathrooms are typically the smallest rooms in a home, but good design can make them feel much bigger:
Use large mirrors to create depth
Opt for light colors and minimal patterns
Install floating shelves or vanity to free up floor space
These choices not only improve daily use but also help photos shine in listings—an essential factor in today’s online-first market.
💡 Energy-Efficient Upgrades Pay Off
From low-flow toilets and showerheads to LED lighting and water-saving faucets, buyers are increasingly drawn to homes with eco-conscious features. These upgrades save money, conserve resources, and appeal to a wider range of future homeowners.
💬 Cathy’s Real Estate Insight:
“The bathroom may be one of the smallest rooms in your house, but it can be one of the biggest selling points. A fresh, modern bathroom shows buyers your home is updated and cared for—often boosting perceived value without a major renovation.”
Thinking of Selling? Start with the Bathroom
If you’re prepping your home for sale or considering improvements, don’t underestimate your bathroom’s potential. With smart updates, you can turn a basic necessity into a powerful asset.
When you think of a home’s design, you might picture a stunning kitchen, cozy living room, or manicured garden. But one of the most overlooked features that says a lot about your home’s personality and value? The doors.
Whether it’s the front door that welcomes guests or interior doors that divide space with quiet elegance, doors are more than functional—they’re powerful design statements that reflect style, security, and even market appeal.
🏡 The Front Door: First Impressions That Last
Your front door is the face of your home. It’s the first detail a potential buyer notices and often sets the tone for what’s inside. A bold-colored front door can exude confidence and creativity, while a sleek, modern one speaks to minimalism and sophistication.
✅ Tip: Upgrading your front door can increase curb appeal and offer a strong return on investment (ROI). Choose a style that complements your home’s architecture—whether it’s classic, contemporary, or craftsman.
🚪 Interior Doors: Quiet Influencers of Flow and Feel
Interior doors help define how space is used and how people move through your home. Consider:
French doors for light and openness between rooms
Barn doors for a rustic or space-saving vibe
Pocket doors for functionality in tight spaces
Solid-core doors for noise reduction and quality feel
Every door choice contributes to the home’s flow, sound privacy, and visual cohesion.
🔐 Function Meets Security
Beyond aesthetics, doors play a major role in safety and energy efficiency. Upgraded doors with smart locks and insulated cores can:
Enhance your home’s security
Improve temperature control
Reduce noise from outside
Increase resale value
🛠️ Don’t Forget the Hardware
Knobs, handles, and hinges may seem minor—but they can elevate a basic door into a luxurious detail. Matte black, brushed nickel, or even antique brass finishes can subtly influence the style direction of your space.
💸 Selling Soon? Doors Matter More Than You Think
In real estate, small touches make a big impact. Clean, well-maintained, or updated doors signal that a home is well cared for, which gives buyers peace of mind. A stylish, secure front door can even influence their emotional response before they step inside.
✨ Cathy’s Real Estate Insight:
“Buyers notice the little things—even doors. Whether you’re upgrading your entryway or staging your interior, don’t underestimate how something as simple as a door can open up more than just rooms—it can open up opportunity.”
Looking to upgrade before listing? Or wondering what improvements can boost your home’s marketability? I’m here to help you make the smart moves.
Can International Students or Workers Buy Property in Canada? Here’s What You Need to Know
Buying your first home in Canada as an international student or temporary worker can be exciting — but also confusing. With Canada’s foreign buyer ban extended and multiple tax rules in place, it’s important to know the facts before you sign that offer.
Here’s a simple breakdown to help you navigate the process with confidence.
🇨🇦 The Foreign Buyer Ban — Where We Stand in 2025
The Prohibition on the Purchase of Residential Property by Non-Canadians Act was introduced to help cool the housing market by limiting foreign demand.
🕒 What’s the timeline?
The ban started on January 1, 2023
It was extended in February 2024 and now lasts until January 1, 2027
🏠 What properties are affected?
The ban applies to:
Residential properties with 1 to 3 units (including condos, detached homes, semis)
Properties located in urban areas — specifically, Census Metropolitan Areas (CMAs) and Census Agglomerations (CAs)
✅ Not covered:
Vacant land
Properties in rural areas (outside CMAs/CAs)
Multi-unit buildings (4+ units)
🚫 Who Can’t Buy?
You’re considered a “non-Canadian” if you:
Are not a Canadian citizen
Do not have permanent resident status
Are a corporation controlled by a foreign entity or individual
✅ Who Can Still Buy? (Exceptions)
🎓 International Students can buy 1 residential property if they:
Have been in Canada 244+ days each year for the past 5 years
Filed Canadian income taxes for the last 5 years
Purchase a home under $500,000
Have not previously purchased another residential property
💼 Work Permit Holders can buy 1 home if:
They have a valid work permit
There are 183+ days remaining on the permit at the time of purchase
🔑 Note: You must meet all conditions to qualify. No exceptions.
💰 What About Taxes?
Even if you’re allowed to buy, there may still be extra costs to plan for:
1. Non-Resident Speculation Tax (NRST) – Ontario
Rate: 25% of the purchase price
Applies to: Foreign nationals buying residential property in Ontario
Rebate available if:
You become a permanent resident within 4 years
You live in the home as your principal residence for that entire time
2. Ongoing Property Taxes
Everyone pays annual municipal property taxes, regardless of citizenship or status.
3. Rental Income
Planning to rent out your home?
You must report rental income to CRA
There’s a 25% withholding tax on gross rent for non-residents
You can reduce this by filing Form NR6 to be taxed on net income (after expenses)
4. Selling Later? Capital Gains Tax Applies
If you’re not a resident of Canada when selling:
You must get a clearance certificate (Section 116) from CRA
Otherwise, the buyer must withhold 25–50% of the sale price
You’ll pay tax on 50% of your capital gain
🧠 Final Thoughts
Buying real estate in Canada is possible for international students and workers — but the process is more complex and costly. Whether it’s the federal ban or provincial taxes, it’s essential to do your homework or speak to a law and/or tax professional.
This blog post is for general informational purposes only and does not constitute legal or tax advice. The law and regulations may change from time to time — please consult a qualified professional for personalized guidance.
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