Bill 60 — the Fighting Delays, Building Faster Act, 2025 — amends Ontario's Residential Tenancies Act in ways that materially strengthen landlord rights. If you own rental property in Ottawa, here's a clear breakdown of what changed, what it means for your operations, and how to position yourself to benefit — responsibly.
What Is Bill 60?
Passed in November 2025, Bill 60 is part of Ontario's broader housing strategy to improve rental housing supply and reduce delays at the Landlord and Tenant Board (LTB). Schedule 12 of the bill focuses specifically on landlord-tenant relations — including eviction processes, appeal timelines, and own-use terminations. The stated goal: faster dispute resolution and greater predictability for property owners.
The 6 Key Changes: Before and After
| Change | Before Bill 60 | After Bill 60 |
|---|---|---|
| N4 notice period (non-payment of rent) | 14 days to pay or vacate | 7 days — LTB filing can begin after one week of missed rent |
| Tenant claims at arrears hearings | Tenants could raise maintenance or repair complaints at hearing | Only permitted if tenant notifies LTB in advance and pays 50% of claimed arrears before the hearing |
| LTB decision appeal window | 30 days to request a review | 15 days — faster closure on LTB orders |
| Own-use eviction compensation | Landlords required to pay one month's rent when reclaiming a unit | No compensation required if 4 months' notice is given |
| LTB adjudicator discretion | Adjudicators could delay or void evictions based on tenant hardship | Reduced discretion — greater consistency in enforcement of landlord rights |
| Eviction enforcement and LTB transparency | Standard enforcement resources, limited public access to decisions | More enforcement resources; expanded public access to LTB decisions |
What Each Change Means in Practice
Faster rent arrears process. The N4 window dropping to 7 days means you can initiate LTB proceedings after a single missed week rather than two weeks. For landlords dealing with chronic non-payment, this reduces carrying costs and shortens the time to recovering a unit or collecting arrears.
Fewer delays at hearings. One of the most common tactics at arrears hearings was for tenants to raise unrelated maintenance or repair complaints at the last minute, complicating the proceeding. Under Bill 60, tenants must notify the LTB in advance and pay 50% of the arrears claimed before they can raise other issues. This significantly reduces the potential for procedural delay.
Faster appeal closure. Cutting the review window from 30 to 15 days means LTB orders become final more quickly. Less time spent in limbo between an order and enforcement reduces uncertainty for property managers and owners.
Own-use evictions are less costly. If you need to reclaim a unit for yourself, a family member, or a purchaser, the mandatory one-month rent compensation is no longer required — provided you give 4 months' notice. This makes personal-use evictions more financially straightforward, though it also increases scrutiny. If a landlord serves an N12 and doesn't actually move in, tenants may pursue significant compensation through the LTB.
More consistent enforcement. Reduced adjudicator discretion to void eviction orders based on hardship creates greater predictability. Additional enforcement resources mean LTB orders are acted on more reliably.
Strategic Advantages and Risks
Advantages for landlords
- Faster cash-flow recovery from non-paying tenants
- Less procedural disruption at eviction hearings
- Lower cost to reclaim units for personal use
- Greater legal certainty and shorter resolution timelines
- Expanded LTB decision access supports due diligence on prospective tenants
Risks to watch
- Higher tenant turnover can increase re-leasing costs and vacancy periods
- Bad-faith N12 evictions carry significant legal risk and compensation exposure
- Frequent turnover may raise insurance premiums or affect policy availability
- Aggressive use of the new rules can damage reputation in a tight rental market
Action Plan for Ottawa Landlords
Review your N4 and N12 processes to ensure they align with the new 7-day and 4-month timelines. Any notices served with old timelines could be challenged. If you're using a property management company, confirm they've updated their procedures too.
Thorough records protect you under the old rules and the new ones. Keep clear records of all rent payments received (and missed), every notice served, all tenant communications, and any maintenance requests and responses. If a tenant does raise issues at a hearing, your documentation will be your defence.
Faster eviction timelines can reduce carrying costs from non-paying tenants — but easier evictions may also mean higher turnover overall. Re-examine your vacancy assumptions and factor in re-leasing costs if your tenant mix changes.
Confirm your landlord insurance policy covers legal costs, rent loss, and liability for the full scope of your rental operations. Frequent tenant changes may affect your coverage terms — check with your broker.
The removal of mandatory compensation makes own-use evictions more attractive financially — but the legal risk of a bad-faith eviction remains significant. Before serving an N12, speak with a real estate lawyer to ensure your grounds are solid and your process is airtight.
Bill 60 may change how other landlords operate — which could shift supply, vacancy rates, and rental pricing in some Ottawa neighbourhoods. Stay current on local market conditions, particularly in segments like condos where supply has increased.
Frequently Asked Questions
No. Bill 60 shortens the N4 window to 7 days, but the LTB process still applies. After 7 days without payment, you can file with the LTB. An order is then scheduled and issued before enforcement can begin. The process is faster than before — not instant.
Not if you give 4 months' notice. The mandatory one-month rent compensation has been removed under those conditions. However, if the unit is not actually occupied by you, a qualifying family member, or a purchaser after the eviction, the tenant may apply to the LTB for significant compensation. Genuine grounds and thorough documentation are essential.
Under Bill 60, they can only do so if they notified the LTB in advance of their intent and paid 50% of the arrears claimed before the hearing. If they haven't done both, those issues cannot be raised at the hearing. Tenants can still file separate applications for maintenance complaints — this change affects arrears hearings specifically.
Bill 60's primary focus is on eviction timelines and dispute resolution, not rent increase mechanisms. Above-guideline increase applications continue to go through the LTB under the existing process. The faster timelines and reduced adjudicator discretion may indirectly affect how those applications are handled, but no specific changes to rent increase rules were introduced in this legislation.
For landlords dealing with non-payment, lengthy LTB delays, or costly own-use evictions, Bill 60 offers meaningful operational relief. The key is using the new tools appropriately. Ottawa's rental market rewards landlords who maintain good properties and fair tenant relationships — the legislation gives you more tools, not a licence to cut corners on either.
Thinking About Ottawa Investment Property?
Whether you're already a landlord navigating the new rules or considering your first investment property in Ottawa, our team can help you understand the local market, evaluate your options, and make confident decisions. Reach out — no obligation, just straight answers.
