On April 1, 2026, Mississauga joined Toronto, Hamilton, Ottawa, and Kitchener in adopting a municipal renoviction by-law. Mississauga’s Rental Repairs and Renovations Licensing By-law will come into effect on September 1, 2026.
The new by-law introduces a municipal licensing framework for landlords undertaking certain major repairs or renovations that require a tenant to vacate a rental unit. It is intended to strengthen protections against improper “renovictions” while creating clearer requirements for landlords legitimately undertaking substantial renovation projects.
For both landlords and tenants, the important point is that the new municipal requirements do not replace Ontario’s existing Residential Tenancies Act (RTA) or the provincial N13 process.
Instead, they add another layer of requirements that must be considered when qualifying repairs or renovations require vacant possession.
Why Has Mississauga Introduced a Renovictions By-Law?
Major repairs and renovations are sometimes necessary.
Buildings age. Mechanical systems require replacement. Properties need modernization. In some cases, the work may be sufficiently extensive that it cannot reasonably be completed while a tenant continues to occupy the rental unit.
Ontario’s Residential Tenancies Act already provides a process for dealing with these circumstances.
The concern arises when renovations are used improperly as a reason to remove an existing tenant without respecting the tenant’s legal rights.
This practice is commonly referred to as a “renoviction.”
Mississauga describes an unlawful renoviction as the misuse of the N13 process to evict a tenant by claiming that a rental unit must be vacant for renovations.
The City’s new licensing framework is intended to provide additional oversight, documentation and tenant protections around that process.
The Provincial N13 Process Still Applies
The new municipal by-law does not eliminate or replace the existing N13 process.
An N13 is the provincial notice used in certain circumstances where a landlord intends to demolish a rental unit or residential complex, convert it to another use, or undertake repairs or renovations sufficiently extensive to require vacant possession.
Where the N13 relates to renovations, the landlord must generally provide the tenant with at least 120 days’ notice before the termination date.
Landlords must therefore continue to comply with the Residential Tenancies Act and applicable Landlord and Tenant Board requirements.
Beginning September 1, 2026, qualifying Mississauga landlords will also have additional municipal obligations.
Landlords Will Need a Renovation Licence
One of the most significant changes is the introduction of a Rental Repairs and Renovations Licence.
A landlord who delivers an N13 notice to a tenant must submit an application for the municipal licence within seven days of delivering the notice.
A separate licence is required for each rental unit being repaired or renovated.
Perhaps more importantly, the landlord cannot proceed with the repairs or renovations covered by the N13 until the required licence has been issued.
For landlords, this means the regulatory process needs to become part of the renovation plan rather than something considered after construction arrangements have already been made.
The Landlord Must Demonstrate That Vacant Possession Is Necessary
The licensing application involves substantially more than completing a municipal form.
Among other things, landlords must provide:
- a copy of the N13 notice;
- a copy of the applicable building permit;
- the existing tenancy agreement and any amendments or renewals;
- details of any verbal arrangements with the tenant;
- information about the rental unit and current rent;
- a description of the proposed repairs or renovations;
- the anticipated completion date;
- the required licence fee; and
- other information required by the City’s Licence Manager.
An especially important requirement is a report from a Qualified Person confirming that the proposed repairs or renovations are sufficiently extensive that vacant possession of the rental unit is required.
The by-law identifies Ontario architects and professional engineers in good standing as Qualified Persons and allows the Licence Manager to recognize other appropriately qualified professionals.
The report must be signed, dated and stamped within six months before the licence application is submitted.
This requirement introduces an important element of independent professional verification into the renoviction process.
Insurance Becomes Part of the Licensing Process
Landlords will also need to provide evidence of commercial general liability business insurance for the rental unit.
The policy must provide coverage for bodily injury, personal injury, death and property damage with a per-occurrence limit of at least $2 million.
For property owners planning substantial renovations, building permits, professional reports, insurance requirements and municipal licensing should therefore be considered before the N13 process begins.
Tenants Must Be Informed About Their Rights
The by-law also places considerable emphasis on communication with tenants.
Once the City determines that the landlord’s application is complete, the landlord will receive a prescribed Tenant Notice and Tenant Information Package.
Within five days, the landlord must post the Tenant Notice on the rental unit and provide the information package to the tenant.
Additional posting requirements apply where a residential complex contains more than one tenanted rental unit.
The landlord must subsequently provide certification to the City confirming that the required notice and information have been provided.
This is intended to ensure that tenants receive information about their rights while decisions regarding temporary relocation or returning to the rental unit are still being made.
Tenants Will Receive a Moving Contribution
The municipal by-law also establishes a mandatory one-time Moving Contribution.
The amount depends upon the size of the rental unit:
- $1,000 where the rental unit is 70 square metres or less; and
- $1,500 where the rental unit is more than 70 square metres.
The landlord must pay the contribution at least 15 days before the tenant vacates.
These municipal payments should not be confused with other compensation or obligations that may apply under Ontario’s Residential Tenancies Act. Landlords need to consider both regulatory frameworks when determining the financial implications of a renovation requiring vacant possession.
What If the Tenant Wants to Return?
One of the most important protections involves tenants who intend to return to their rental unit after the renovations have been completed.
The by-law requires documentation of the tenant’s election regarding their right to return.
Where a qualifying tenant temporarily relocates to a reasonably comparable rental unit and intends to return after the work is complete, the by-law also establishes a Top-up Payment mechanism.
The payment is intended to address the difference between the tenant’s current rent and the applicable average market rent during the period prescribed by the by-law.
For landlords evaluating a renovation project, the financial analysis therefore extends beyond construction costs.
Potential moving contributions, temporary relocation costs, rent top-ups, vacancy periods and other statutory compensation requirements may all need to be considered.
Landlords Must Continue Communicating During the Renovation
Documentation and communication remain important after the tenant has temporarily left.
Where a tenant has exercised the right to return, the landlord must provide the tenant with written updates every two weeks regarding the status of the repairs or renovations.
If the landlord becomes aware of a delay in the expected completion date, the tenant must be notified within five days.
This creates an ongoing communication obligation that landlords and property managers should incorporate into project administration.
Construction schedules, contractor delays, building inspections, permit issues and anticipated completion dates may therefore have consequences beyond the construction project itself.
The Rental Unit Cannot Simply Be Re-Marketed
The right-to-return provisions also affect how the property can be marketed.
Where the existing tenant has notified the landlord of their intention to return following the renovations, the landlord cannot advertise the renovated or repaired rental unit for rent unless the tenant subsequently advises the landlord in writing that they no longer intend to return.
This provision reinforces an important objective of the by-law: a legitimate renovation should not become an opportunity to replace an existing tenant who has preserved their legal right to return.
Renovation Licences Have Defined Time Limits
Renovation licences may be issued for three, six or twelve months.
If the repairs or renovations cannot be completed within the original licence period, the landlord must notify the tenant and submit a renewal application at least 30 days before the licence expires.
This makes realistic construction scheduling particularly important.
A renovation that takes longer than expected may create not only construction and financing consequences, but additional municipal compliance requirements.
What Happens If the Property Is Sold During the Renovation?
The by-law also introduces an important consideration for real estate transactions involving properties undergoing licensed renovations.
If a landlord intends to dispose of or transfer an interest in a property containing a rental unit subject to a renovation licence, the landlord must generally notify the Licence Manager at least 30 days before the disposition or conveyance and obtain written consent to transfer or assign the licence.
That creates another due-diligence issue for buyers and sellers of rental properties.
A purchaser considering a property undergoing significant renovations should understand not only the physical condition of the building and existing tenancies, but also any municipal renovation licences and outstanding obligations affecting the property.
Non-Compliance Can Have Significant Consequences
The new licensing framework contains municipal enforcement powers, administrative penalties and potentially significant fines.
Depending on the nature of the offence, the by-law provides for fines ranging from a minimum of $500 to a maximum of $100,000.
Continuing or multiple offences may attract additional fines, and special fines may potentially be imposed to eliminate or reduce an economic advantage obtained through non-compliance.
The licensing process should therefore not be treated as an administrative formality.
What Should Mississauga Landlords Take From This?
The most important lesson for landlords is that significant renovation planning should begin before an N13 is served.
A landlord contemplating renovations that require vacant possession may need to coordinate:
- construction scope and scheduling;
- building permits;
- architectural or engineering review;
- insurance requirements;
- provincial N13 requirements;
- municipal licensing;
- tenant notices and information;
- moving contributions;
- temporary accommodation considerations;
- potential top-up payments;
- the tenant’s right to return; and
- ongoing communication throughout the renovation.
What may initially appear to be a construction project can therefore become a much broader exercise involving tenancy law, municipal licensing, documentation, financial planning and project management.
Obtaining appropriate legal advice before commencing the N13 process may be prudent.
What Should Mississauga Tenants Take From This?
For tenants, receiving an N13 does not necessarily mean simply moving out permanently.
Depending upon the circumstances, tenants may have important rights relating to notice, compensation, temporary relocation and returning to the rental unit after renovations have been completed.
Mississauga’s new licensing system adds further notification, documentation and financial requirements intended to help tenants understand and exercise those rights.
Tenants who receive an N13 should understand their options before making decisions or entering into agreements regarding their tenancy.
Where there is uncertainty, appropriate legal advice should be considered.
Part of a Broader Municipal Trend
Mississauga is not acting alone.
On April 1, 2026, Mississauga joined Toronto, Hamilton, Ottawa, and Kitchener in adopting a municipal renoviction by-law.
That broader trend is important for Ontario rental property owners.
Landlord obligations can no longer always be understood by looking only at the Residential Tenancies Act. Depending upon where a property is located, municipal licensing and other local requirements may also affect renovation planning and tenancy decisions.
For investors owning properties in multiple municipalities, understanding these local differences will become increasingly important.
Final Thoughts
Legitimate repairs and renovations remain an important part of maintaining, improving and reinvesting in Ontario’s rental housing.
Mississauga’s Rental Repairs and Renovations Licensing By-law does not prohibit landlords from undertaking major renovations. Instead, it creates an additional municipal framework intended to provide oversight where renovations require tenants to temporarily vacate their homes.
For landlords, the central issue is planning and documentation.
For tenants, it is understanding their rights and available options.
Beginning September 1, 2026, landlords undertaking qualifying renovations in Mississauga will need to consider the municipal licensing requirements alongside their existing obligations under Ontario’s Residential Tenancies Act.
Understanding those requirements before decisions are made can help both landlords and tenants navigate significant renovation projects with greater clarity and fewer surprises.
Written by Rodney Harvey, Broker of Record at Konfidis, Brokerage providing advisory-focused commercial, industrial, investment, and real estate brokerage services across Oshawa, Durham Region, and Ontario.
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