A lease shouldn't be a trap of fine print. In Ontario it usually isn't — because for most rentals, the province requires everyone to start from the same form. It's called the Standard Lease, and if you're renting in the GTA, knowing how it works is one of the most useful things you can do before you sign.
What the Standard Lease actually is
The Standard Lease — officially the Residential Tenancy Agreement (Standard Form of Lease), Form 2229E — is a plain-language template written by the Government of Ontario. It spells out the names of the parties, the rent and when it's due, what's included (heat, water, parking, laundry), the rules that apply, and a set of legal appendices explaining your rights.[1][2]
What's inside — and what a landlord can't add
The form has fixed sections plus space for the landlord to add their own terms. That's where you should read carefully: a landlord can add reasonable rules, but they cannot override the law. Any term that conflicts with the Residential Tenancies Act is void — even if you signed it.[4]
Common examples of clauses that don't hold up in Ontario:
- No-pet clauses. These are generally void under the Act, with narrow exceptions (like condo rules or genuine health/safety issues).
- Damage, security, or pet deposits. Not permitted — the only deposit allowed is last month's rent.[3]
- “Tenant pays for all repairs.” The landlord is responsible for maintaining the unit in a good state of repair, and that duty can't be signed away.
The 21-day rule — and your right to withhold rent
If you sign a lease, the landlord must give you a signed copy within 21 days. If your tenancy should have a Standard Lease and you didn't get one, you have real leverage:[1]
- You can ask for it in writing. The landlord then has 21 days to provide it.
- If they still don't, you may withhold up to one month's rent.
- If a Standard Lease is never provided after all that, you may be entitled to keep the withheld rent — and, in some cases, to end the tenancy early on 60 days' notice.
That's a genuinely strong protection. It exists so no one gets locked into a tenancy they never saw the real terms of.
Which tenancies are exempt
Not every rental uses the Standard Lease. It generally does not apply to:[1]
- Care homes and retirement homes
- Sites in mobile home parks and land-lease communities
- Most social, supportive, or community housing
- Co-operative housing
- Situations where you share a kitchen or bathroom with the owner
If you're renting a typical apartment, condo, basement unit, or house from a private landlord, though, the Standard Lease almost certainly applies to you.
Signing it — on paper or on screen
The Standard Lease can be completed and signed electronically. A valid e-signature is just as binding as ink, and it gives both sides a clean, dated copy without printers or scanners. What matters legally is that the correct, complete form is used and that you receive your signed copy.
Read every added term before you sign, keep your copy somewhere safe, and remember: the Standard Lease is written to protect you as much as the landlord. Treat it as a checklist, not a formality.