Ottawa City Council has approved a new Ottawa renoviction bylaw intended to strengthen protections for tenants facing eviction because of major repairs or renovations. The Rental Renovation Licence Bylaw was approved on July 15, 2026, and is scheduled to take effect on January 1, 2027.
Under the new rules, landlords seeking to remove tenants through the provincial N13 eviction process will have to meet additional municipal licensing and information requirements. The city says the system is designed to discourage bad-faith evictions while allowing legitimate renovations to proceed.
The decision follows extended debate among councillors, tenant advocates and housing-sector representatives. Supporters describe the bylaw as an important accountability measure, while critics warn that another licensing process could add costs and delays to necessary rental-property repairs.
What The Ottawa Renoviction Bylaw Requires
The Ottawa renoviction bylaw introduces a municipal licensing process for landlords who issue an eviction notice because a rental unit requires renovations or repairs.
Landlords will be required to obtain any necessary building permit before issuing an N13 notice. They must also give the affected tenant a city-produced education guide explaining the tenant’s legal rights and responsibilities.
Within seven days of serving the eviction notice, the landlord must apply to the City of Ottawa for a rental renovation licence. The application will include a copy of the N13 notice and information about the rental unit and proposed work.
These requirements are intended to create a clearer record of renovation-related evictions. They may also help city officials determine whether a landlord has obtained the permits associated with the work before asking tenants to leave.
The bylaw does not prevent landlords from completing legitimate renovations. Instead, it adds municipal oversight to a process primarily governed by Ontario’s Residential Tenancies Act.
Read this also: Gwen Stefani Feels ‘Super Energy’ From Ottawa Crowd At Bluesfest
What Is A Bad-Faith Renoviction?
A renoviction occurs when a tenant is displaced from a rental property under the stated reason that major repairs or renovations are necessary.
Some renovation-related evictions are lawful and required because the work cannot safely be completed while the tenant remains in the unit. A bad-faith renoviction occurs when renovations are used as a pretext to end a tenancy, replace the tenant and rent the unit to someone else at a higher price.
The City of Ottawa describes renovictions as cases in which landlords fail to follow legal requirements allowing eligible tenants to return after the work is completed.
Ontario landlords generally use an N13 notice when they intend to demolish a rental unit, convert it to another use or complete repairs that require the property to be vacant.
Under provincial rules, tenants must receive at least 120 days’ notice. Tenants who provide written notice that they wish to return may have a right of first refusal once the renovation is finished, and the landlord cannot charge more than the rent that could legally have been charged if the tenancy had continued.
How The Bylaw Could Protect Ottawa Tenants
The main purpose of the Ottawa renoviction bylaw is to increase transparency before a tenant is required to leave.
Requiring a building permit before an N13 notice may make it harder to issue an eviction notice for renovation work that has not been properly planned or approved. The city licence will also create documentation that enforcement officials can review.
Providing tenants with an education guide could be equally important. Rental law can be difficult to understand, particularly for tenants who have never received an eviction notice.
The guide is expected to explain options such as challenging the eviction, requesting compensation and notifying the landlord of an intention to return.
The bylaw may also help the city collect more reliable information about renovation-related displacement. Existing statistics do not always reveal whether a tenant left voluntarily, challenged the notice or returned after the work was completed.
However, the city cannot decide whether an eviction should proceed. Disputes involving eviction orders remain under the exclusive authority of Ontario’s Landlord and Tenant Board.
Tenant Advocates Wanted Stronger Measures
Tenant organizations welcomed the council decision but argued that the approved Ottawa renoviction bylaw should have included stronger protections.
Advocates had called for landlords to obtain a report from an independent qualified professional confirming that tenants must leave for the work to be completed. They also sought requirements involving temporary accommodation, moving expenses or additional financial support for displaced renters.
Those measures were not included in the version approved by council. Ottawa’s bylaw therefore differs from stronger licensing models adopted or considered in some other Ontario municipalities.
Council did direct city staff to review the program and consider additional protections during the next council term. The review is expected to examine options such as independent professional reports, temporary housing, financial compensation and the tracking of other eviction notices. Staff are expected to report back in the fourth quarter of 2027.
The planned review gives the city an opportunity to study whether the initial requirements are reducing bad-faith conduct or whether further measures are necessary.
Landlords And Housing Groups Raise Concerns
Some housing providers and real estate organizations have questioned whether the Ottawa renoviction bylaw is necessary.
The Ottawa Real Estate Board argued that municipal licensing systems can create a patchwork of different requirements across Ontario. It said varying local rules may increase administrative costs and discourage investment in aging rental properties.
The board also reported that approximately 28 N13 notices were issued annually in Ottawa between 2017 and August 2023, representing a small share of the city’s rental supply. However, it acknowledged that available data does not clearly distinguish legitimate renovations from bad-faith activity.
Landlords may also be concerned about delays in obtaining permits or licences before work can begin. Older apartment buildings often require major repairs, and extended delays could affect building conditions.
Supporters of the bylaw respond that responsible landlords with valid permits and clear renovation plans should be able to meet the requirements. They argue that the licensing process is primarily aimed at operators who use renovations to remove long-term tenants and reset rents.
Municipal And Provincial Rules Will Work Together
The Ottawa renoviction bylaw will operate alongside provincial tenant protections.
Ontario has introduced changes requiring landlords to provide estimated renovation timelines, notify tenants when the work is completed and give returning tenants at least 60 days to move back into their units.
The provincial amendments also strengthen penalties. Maximum fines can reach $100,000 for individuals and $500,000 for corporations in certain cases.
Ottawa’s municipal process adds permit verification, tenant education and licence registration. The two systems are intended to address different parts of the eviction process.
The provincial government controls eviction law and Landlord and Tenant Board proceedings. The municipality controls building permits, licensing, local enforcement and public education.
The effectiveness of the system will depend on coordination between these levels of government. Tenants will also need clear information about which authority handles their complaint.
What Happens Before The Bylaw Takes Effect?
The city now has several months to prepare before the Ottawa renoviction bylaw takes effect on January 1, 2027.
Officials will need to finalize the licence application process, create the tenant education guide and explain the requirements to landlords, property managers and renters.
Enforcement procedures will also be important. The city will need a way to identify landlords who issue N13 notices without applying for a licence or obtaining the required permit.
Public awareness may determine whether the bylaw achieves its purpose. Tenants who understand the new process will be better positioned to report possible violations and seek legal assistance.
The program’s first year will provide evidence about the number of licence applications, the types of renovations involved and whether additional tenant protections should be considered in 2027.