Item - 2025.EX27.1

The Executive Committee recommends that:

1. City Council inform the Government of Ontario of its opposition to changes to the Residential Tenancies Act in Bill 60 and the weakening of tenant rights including contemplated changes to “security of tenure” or a further weakening of rent control.
 

2. City Council reiterate the City’s request of the Government of Ontario to reinstate rent control on rental homes first occupied after 2018.
 

3. City Council request the City Solicitor review legal options to protect renters and challenge provisions of Bill 60, including potential Charter protections.
 

4. City Council request the Executive Director, Housing Secretariat present to the Housing Rights Advisory Committee on the potential impact of the changes in Bill 60 as well as changes to security of tenure and rent control.
 

5. City Council reiterate its request to the Government of Ontario to achieve our shared goal of building more purpose-built rental by providing the City with a Build More Homes Rebate of at least $596 million (equivalent to the value of development charges payable) for 15,830 Purpose-Built Rental homes in projects that applied but, due to lack of funds, were not approved under Phase 1 of the Purpose-Built Rental Housing Incentives stream to deliver more City-led purpose built rental, with security of tenure.
 

6. City Council reiterate its requests to the Government of Canada and Government of Ontario to significantly increase their investment in the HousingTO 2020-2030 Action Plan which will increase the supply of new affordable and supportive homes, protect existing rental stock, including through retrofit programs, and help residents across the City to maintain their existing home.

7. City Council reiterate its requests to the Government of Ontario to amend the Residential Tenancies Act, 2006, and/or related regulations to:
 

a. reintroduce vacancy control legislation which ties rents to residential units rather than tenancies;

b. introduce rent control to cover units first occupied after November 15, 2018;

c. require landlords of residential units to be responsible for finding temporary accommodation or provide sufficient relocation assistance for their tenants for the duration of the renovations if tenants intend to return post-repair/renovation;

d. require landlords to obtain a building permit before issuing an N13 notice of termination, provide a copy of the applicable permit to tenants together with any N13 notice of termination, require evidence that the permit was delivered with the N13 notice of termination as part of any L2 application to end a tenancy filed on that basis, and require the approved permit be provided to the Landlord and Tenant Board as part of any L2 application to end a tenancy filed on the basis of an N13 notice of termination;

e. provide the same rights and compensation afforded to tenants in buildings with five (5) or more units to those in buildings with less than five (5) units;

f. increase the required compensation for tenants in no-fault evictions;

g. remove ex parte eviction orders for breached repayment agreements;

h. require landlords to attach a plain-language tenants’ rights information package to N13 eviction notices (similar to the City of Toronto's Eviction Prevention Handbook);

i. regulate N11s and buy-out agreements; 

j. amend Above Guideline Increase rules to eliminate the eligibility of capital expenditures that constitute general repair and maintenance of the property; add a new subsection requiring landlords to save 10 percent of rental income to be accessed for capital expenditures; and require landlords to notify tenants of the decrease in advance of the date when rent is required to be reduced as specified in an order permitting an Above Guideline Increase related to eligible capital expenses; and

k. prohibit the use of algorithmic software that utilizes non-public competitor data to set market rents.

8. City Council reiterate its request to the Government of Ontario to make the following operational changes:

a. allow tenants the right to in-person Landlord and Tenant Board hearings to eliminate technological barriers for individuals who do not have access to digital devices or reliable internet connection;

b. simplify Landlord and Tenant Board notices with plain language so they are easily understood and ensure all forms include a tracking number that is linked to a public registry; and

c. establish a provincial rental registry that tracks building ownership, rental rates, Above Guideline Increases and their expiry dates, and Landlord and Tenant Board eviction filings and their outcomes, and monitor data on N12 and N13 evictions.

9. City Council request the Government of Ontario to proclaim and bring into force Bill 97, Helping Homebuyers, Protecting Tenants Act, 2023, and/or related regulations that would complement Toronto’s existing Renoviction By-law and expand protections across Ontario to:

a. require that when landlords provide a notice to terminate a tenancy for repairs or renovations, that it be accompanied by a report from a qualified person confirming that the renovations/repairs are so extensive that they require vacant possession of the rental unit; a qualified person should include someone with professional qualifications who is licensed and required to meet professional and ethical obligations under provincial legislation (e.g. architects and professional engineers);

b. require landlords to provide tenants who have provided notice that they wish to have a right of first refusal to return to the unit with written notice of the estimated completion date, any changes to this date, and final notification once the renovations/repairs are completed;

c. require landlords to provide tenants with a grace period of at least 60 days after the rental unit is ready for occupancy, to allow tenants to move back in and provide the required 60-day notice to end their tenancy in their temporary accommodation; and

d. allow tenants whose landlords fail to provide the required written notices, the grace period and/or the right of first refusal to apply to the Landlord and Tenant Board for a remedy until the later of two years after the tenant moved out or six months after renovations/repairs are completed.

10. City Council direct that a copy of the Item be forwarded to the Association of Municipalities of Ontario for information and joint advocacy.

The Executive Committee requested the Executive Director, Housing Secretariat and the General Manager, Toronto Shelter and Support Services to report directly to the November 12, 2025 meeting of City Council with an analysis of the impact on Bill 60 on renters and rental protections in Toronto, including: 

a. the current housing affordability context in Toronto;

b. an analysis of the impacts of proposed changes to the Residential Tenancies Act in Bill 60 on tenants in Toronto; and

c. potential impacts to the City of Toronto tenant support and eviction prevention measures.

I was among the many Torontonians shocked to learn the Province of Ontario was contemplating ways to change or end “security of tenure.” While I am relieved that the Province has withdrawn plans to consult on this cut to renters’ rights, Bill 60 is still very concerning.

Fifty percent of Torontonians rent their homes. They have the right to feel secure, without fear of baseless evictions or needlessly paying more of their hard-earned income towards rent.

Some have claimed that the changes in Bill 60 will incentivize developers to build, however our experience at the City shows us that making it easier to evict renters is not what builds housing. Our successful Rental Housing Supply Program is waiving development charges for projects that build new rental supply and include affordable units. Through this program, Toronto is building 8,177 new homes in 15 developments. This program and other City-led and City-supported projects accounted for 65 percent of all housing starts in Toronto this year and we are on track to build 25,000 homes this year and next. If the Province wants to build more rental housing, they should join us and make it more affordable to build homes.

As Mayor, I have bolstered programs that protect renters, such as the Rent Bank, Eviction Prevention in the Community, and the Tenant Support Program (formerly the Tenant Defence Fund). We established a Renovictions Bylaw to prevent illegal evictions and hired more RentSafeTO inspectors so housing units are maintained in a state of good repair. We have expanded funding to help non-profits purchase buildings (MURA) so rent can be stable and kept affordable forever. 

Sadly, our progress to empower and protect renters is at risk due to the Province of Ontario’s new legislation. Bill 60 proposes changes to the Residential Tenancies Act that would make it easier to evict renters, and cut the financial compensation renters get when they are evicted. If passed, Bill 60 would:

-Block renters from introducing any new evidence and issues to support their cases at Landlord Tenant Board hearings.

-Deny renters the ability to challenge “voluntary evictions” when they have been pressured or misled into signing an N11.

-Cut in half the time available for renters to appeal unfair decisions at the Landlord Tenant Board to just 15 days.

-Eliminate the requirement for landlords to provide 1 month’s rent as compensation to renters when being evicted for “personal use” through an N12. Often, renters rely on this compensation to help them move or find a new home.

-Make it easier for landlords to evict renters by cutting notice periods in half, cutting the options for requesting an eviction be postponed, and hiring more enforcement officers to forcibly remove renters from their homes.

These proposed changes will make hardworking families less able to defend themselves against large real estate investors. Many of which are known to buy affordable rental housing and then find ways to raise the rent or remove tenants.

Tenant rights must be protected. Millions of people who rent their homes now, and the next generation looking for a place to live, need the same long-term security in their homes as everyone else. Instead of cutting renters’ rights, the province should restore rent control on homes built after 2018, invest in more resources at the Landlord Tenant Board so cases are heard more quickly, and invest in incentives for new purpose-built rental construction.

The Executive Committee recommends that:

1. City Council inform the Government of Ontario of its opposition to changes to the Residential Tenancies Act in Bill 60 and the weakening of tenant rights including contemplated changes to “security of tenure” or a further weakening of rent control.
 

2. City Council reiterate the City’s request of the Government of Ontario to reinstate rent control on rental homes first occupied after 2018.
 

3. City Council request the City Solicitor review legal options to protect renters and challenge provisions of Bill 60, including potential Charter protections.
 

4. City Council request the Executive Director, Housing Secretariat present to the Housing Rights Advisory Committee on the potential impact of the changes in Bill 60 as well as changes to security of tenure and rent control.
 

5. City Council reiterate its request to the Government of Ontario to achieve our shared goal of building more purpose-built rental by providing the City with a Build More Homes Rebate of at least $596 million (equivalent to the value of development charges payable) for 15,830 Purpose-Built Rental homes in projects that applied but, due to lack of funds, were not approved under Phase 1 of the Purpose-Built Rental Housing Incentives stream to deliver more City-led purpose built rental, with security of tenure.
 

6. City Council reiterate its requests to the Government of Canada and Government of Ontario to significantly increase their investment in the HousingTO 2020-2030 Action Plan which will increase the supply of new affordable and supportive homes, protect existing rental stock, including through retrofit programs, and help residents across the City to maintain their existing home.

7. City Council reiterate its requests to the Government of Ontario to amend the Residential Tenancies Act, 2006, and/or related regulations to:
 

a. reintroduce vacancy control legislation which ties rents to residential units rather than tenancies;

b. introduce rent control to cover units first occupied after November 15, 2018;

c. require landlords of residential units to be responsible for finding temporary accommodation or provide sufficient relocation assistance for their tenants for the duration of the renovations if tenants intend to return post-repair/renovation;

d. require landlords to obtain a building permit before issuing an N13 notice of termination, provide a copy of the applicable permit to tenants together with any N13 notice of termination, require evidence that the permit was delivered with the N13 notice of termination as part of any L2 application to end a tenancy filed on that basis, and require the approved permit be provided to the Landlord and Tenant Board as part of any L2 application to end a tenancy filed on the basis of an N13 notice of termination;

e. provide the same rights and compensation afforded to tenants in buildings with five (5) or more units to those in buildings with less than five (5) units;

f. increase the required compensation for tenants in no-fault evictions;

g. remove ex parte eviction orders for breached repayment agreements;

h. require landlords to attach a plain-language tenants’ rights information package to N13 eviction notices (similar to the City of Toronto's Eviction Prevention Handbook);

i. regulate N11s and buy-out agreements; 

j. amend Above Guideline Increase rules to eliminate the eligibility of capital expenditures that constitute general repair and maintenance of the property; add a new subsection requiring landlords to save 10 percent of rental income to be accessed for capital expenditures; and require landlords to notify tenants of the decrease in advance of the date when rent is required to be reduced as specified in an order permitting an Above Guideline Increase related to eligible capital expenses; and

k. prohibit the use of algorithmic software that utilizes non-public competitor data to set market rents.

8. City Council reiterate its request to the Government of Ontario to make the following operational changes:

a. allow tenants the right to in-person Landlord and Tenant Board hearings to eliminate technological barriers for individuals who do not have access to digital devices or reliable internet connection;

b. simplify Landlord and Tenant Board notices with plain language so they are easily understood and ensure all forms include a tracking number that is linked to a public registry; and

c. establish a provincial rental registry that tracks building ownership, rental rates, Above Guideline Increases and their expiry dates, and Landlord and Tenant Board eviction filings and their outcomes, and monitor data on N12 and N13 evictions.

9. City Council request the Government of Ontario to proclaim and bring into force Bill 97, Helping Homebuyers, Protecting Tenants Act, 2023, and/or related regulations that would complement Toronto’s existing Renoviction By-law and expand protections across Ontario to:

a. require that when landlords provide a notice to terminate a tenancy for repairs or renovations, that it be accompanied by a report from a qualified person confirming that the renovations/repairs are so extensive that they require vacant possession of the rental unit; a qualified person should include someone with professional qualifications who is licensed and required to meet professional and ethical obligations under provincial legislation (e.g. architects and professional engineers);

b. require landlords to provide tenants who have provided notice that they wish to have a right of first refusal to return to the unit with written notice of the estimated completion date, any changes to this date, and final notification once the renovations/repairs are completed;

c. require landlords to provide tenants with a grace period of at least 60 days after the rental unit is ready for occupancy, to allow tenants to move back in and provide the required 60-day notice to end their tenancy in their temporary accommodation; and

d. allow tenants whose landlords fail to provide the required written notices, the grace period and/or the right of first refusal to apply to the Landlord and Tenant Board for a remedy until the later of two years after the tenant moved out or six months after renovations/repairs are completed.

10. City Council direct that a copy of the Item be forwarded to the Association of Municipalities of Ontario for information and joint advocacy.

The Executive Committee requested the Executive Director, Housing Secretariat and the General Manager, Toronto Shelter and Support Services to report directly to the November 12, 2025 meeting of City Council with an analysis of the impact on Bill 60 on renters and rental protections in Toronto, including: 

a. the current housing affordability context in Toronto;

b. an analysis of the impacts of proposed changes to the Residential Tenancies Act in Bill 60 on tenants in Toronto; and

c. potential impacts to the City of Toronto tenant support and eviction prevention measures.

I was among the many Torontonians shocked to learn the Province of Ontario was contemplating ways to change or end “security of tenure.” While I am relieved that the Province has withdrawn plans to consult on this cut to renters’ rights, Bill 60 is still very concerning.

Fifty percent of Torontonians rent their homes. They have the right to feel secure, without fear of baseless evictions or needlessly paying more of their hard-earned income towards rent.

Some have claimed that the changes in Bill 60 will incentivize developers to build, however our experience at the City shows us that making it easier to evict renters is not what builds housing. Our successful Rental Housing Supply Program is waiving development charges for projects that build new rental supply and include affordable units. Through this program, Toronto is building 8,177 new homes in 15 developments. This program and other City-led and City-supported projects accounted for 65 percent of all housing starts in Toronto this year and we are on track to build 25,000 homes this year and next. If the Province wants to build more rental housing, they should join us and make it more affordable to build homes.

As Mayor, I have bolstered programs that protect renters, such as the Rent Bank, Eviction Prevention in the Community, and the Tenant Support Program (formerly the Tenant Defence Fund). We established a Renovictions Bylaw to prevent illegal evictions and hired more RentSafeTO inspectors so housing units are maintained in a state of good repair. We have expanded funding to help non-profits purchase buildings (MURA) so rent can be stable and kept affordable forever. 

Sadly, our progress to empower and protect renters is at risk due to the Province of Ontario’s new legislation. Bill 60 proposes changes to the Residential Tenancies Act that would make it easier to evict renters, and cut the financial compensation renters get when they are evicted. If passed, Bill 60 would:

-Block renters from introducing any new evidence and issues to support their cases at Landlord Tenant Board hearings.

-Deny renters the ability to challenge “voluntary evictions” when they have been pressured or misled into signing an N11.

-Cut in half the time available for renters to appeal unfair decisions at the Landlord Tenant Board to just 15 days.

-Eliminate the requirement for landlords to provide 1 month’s rent as compensation to renters when being evicted for “personal use” through an N12. Often, renters rely on this compensation to help them move or find a new home.

-Make it easier for landlords to evict renters by cutting notice periods in half, cutting the options for requesting an eviction be postponed, and hiring more enforcement officers to forcibly remove renters from their homes.

These proposed changes will make hardworking families less able to defend themselves against large real estate investors. Many of which are known to buy affordable rental housing and then find ways to raise the rent or remove tenants.

Tenant rights must be protected. Millions of people who rent their homes now, and the next generation looking for a place to live, need the same long-term security in their homes as everyone else. Instead of cutting renters’ rights, the province should restore rent control on homes built after 2018, invest in more resources at the Landlord Tenant Board so cases are heard more quickly, and invest in incentives for new purpose-built rental construction.