Ottawa tenants and housing advocates are calling for stronger protections as the proposed Ottawa renoviction bylaw moves toward a crucial vote at city council.
Members of Ottawa ACORN have urged councillors to improve the Rental Renovation Licence By-law, arguing that the current proposal does not go far enough to protect renters from bad-faith evictions. The organization wants the city to introduce stronger financial support, temporary housing requirements and enforcement measures before the bylaw receives final approval.
The Planning and Housing Committee approved the proposed bylaw on July 8, 2026. It is scheduled to go before Ottawa City Council for a final vote on July 15. If approved, the new rules are expected to take effect on January 1, 2027.
What Is The Ottawa Renoviction Bylaw?
The proposed Ottawa renoviction bylaw would create a municipal licensing system for landlords seeking to remove tenants so that renovations or major repairs can be completed.
Under the recommended rules, landlords would be required to apply for a rental renovation licence within seven days of issuing an N13 eviction notice.
Before receiving a licence, a landlord would need to:
- Obtain any required building permits
- Give the city a copy of the N13 eviction notice
- Provide the tenant with a city-produced guide explaining their rights
- Submit information about the rental unit and proposed renovation
The city says these measures would improve transparency and help tenants understand their legal options when facing a renovation-related eviction.
Why ACORN Wants Stronger Tenant Protections
ACORN supports the creation of a renoviction bylaw but argues that Ottawa’s current proposal is too limited.
The tenant advocacy organization wants the city to adopt a stronger system similar to the approach used in Hamilton. ACORN says landlords should be required to prove that renovations cannot be completed safely while a tenant remains in the unit.
The organization is also calling for landlords to provide temporary accommodation or financial payments covering the difference between the tenant’s current rent and the cost of alternative housing.
Additional demands include:
- Payment of tenants’ moving expenses
- Temporary accommodation during renovations
- Rent-gap compensation
- Stronger protection of the right to return
- Meaningful penalties for landlords who violate the rules
ACORN argues that without these protections, landlords may still have a financial incentive to remove tenants paying below-market rent.
What Is A Renoviction?
A renoviction happens when a tenant is removed from a rental property because the landlord says major renovations or repairs require the unit to be vacant.
Some renovations are legitimate and may be impossible to complete while a tenant remains inside the property. However, concerns arise when renovations are allegedly used as a reason to remove long-term renters and replace them with new tenants paying significantly higher rent.
In Ontario, landlords generally use an N13 notice when ending a tenancy to renovate, repair, demolish or convert a rental unit.
Tenants who follow the required process may have the right to return to the renovated unit at a legally permitted rent. However, advocates say many renters are unable to exercise that right because of long construction periods, communication problems or difficulties finding temporary housing.
ACORN Report Highlights Hidden Renovictions
An ACORN report released in April 2026 claimed that official Landlord and Tenant Board records may show only a small portion of renovation-related displacement in the city.
According to the organization, it tracked 510 suspected renovictions between 2022 and 2025, while only 24 related cases were recorded through the Landlord and Tenant Board process.
ACORN also claimed that fewer than five per cent of displaced tenants were able to return to their units after renovations. These figures come from the advocacy group’s research and have become central to its campaign for stronger local protections.
The organization says some tenants leave after accepting cash-for-keys agreements or experiencing pressure from property owners, meaning the displacement may never appear in official eviction statistics.
How The Proposed Licence System Would Work
The Ottawa renoviction bylaw would require landlords to complete specific steps before proceeding with a renovation-related eviction.
Landlords would first need to secure any necessary building permits. This requirement is intended to discourage property owners from issuing eviction notices before confirming that substantial work will actually take place.
They would then need to apply for a municipal licence shortly after serving the tenant with an N13 notice.
Unlike some licensing programs, Ottawa’s proposal would not charge landlords an application fee. City officials have said a free licence could encourage compliance and reduce the risk of landlords passing additional costs to tenants.
Enforcement would instead depend on penalties for property owners who fail to follow the rules.
Existing Rights For Ontario Tenants
Ontario’s Residential Tenancies Act already provides several protections for renters facing renovation-related eviction.
A landlord must generally give a tenant at least 120 days’ notice through an N13 form. A tenant who wants to return after the renovation must notify the landlord in writing before leaving.
When the tenant properly exercises the right of first refusal, the landlord cannot charge more than the rent that could legally have been collected if the tenancy had continued without interruption.
Depending on the circumstances and size of the rental property, tenants may also qualify for compensation or an offer of another acceptable unit.
However, disputes involving eviction notices and the right to return remain under the jurisdiction of Ontario’s Landlord and Tenant Board. The City of Ottawa cannot directly cancel an eviction, but it can regulate local licensing requirements and provide information to renters.
Provincial Changes Add New Renoviction Rules
The debate over Ottawa’s municipal bylaw comes as Ontario introduces additional protections involving renovation and repair evictions.
Provincial amendments include requirements for landlords to provide estimated renovation timelines and notify tenants when the work is complete. Tenants must also be given at least 60 days to return after receiving notice that the unit is ready.
Maximum penalties for certain violations are increasing to as much as $100,000 for individuals and $500,000 for corporations.
Some property owners may argue that these provincial protections reduce the need for another municipal system. Tenant advocates, however, maintain that Ottawa requires local oversight to ensure landlords comply with the rules.
Landlords Raise Concerns About Additional Regulation
While tenant groups are demanding stronger measures, landlords and property managers have expressed concerns about municipal involvement in renovation-related evictions.
Property owners may need to carry out major electrical, plumbing, structural or safety upgrades in aging rental buildings. These projects can require tenants to leave temporarily because remaining inside the unit may be unsafe or impractical.
Landlord representatives may also argue that additional paperwork, penalties and accommodation requirements could increase renovation costs or discourage investment in older properties.
The challenge for city council will be to distinguish legitimate construction work from evictions allegedly intended to reset rents.
Why The Council Vote Matters
The July 15 council vote could determine how Ottawa responds to concerns about the loss of affordable rental housing.
Long-term tenants often pay less than current market prices because their units remain subject to rent-control rules. When those tenants leave permanently, property owners may be able to charge new renters a much higher amount.
Housing advocates warn that this process can gradually remove lower-cost apartments from the market and displace residents from established communities.
A stronger Ottawa renoviction bylaw could create more accountability, but its success would depend on enforcement, tenant awareness and the city’s ability to identify violations.
What Happens If The Bylaw Is Approved?
If council grants final approval, the Rental Renovation Licence By-law is expected to come into force on January 1, 2027.
The implementation period would give the city time to establish the licensing process, create educational materials and prepare enforcement procedures.
Tenants receiving an N13 notice after implementation would receive a city guide explaining their rights. Landlords would also be required to submit information allowing municipal officials to track renovation-related evictions more closely.
ACORN is expected to continue pressing councillors for amendments before the final vote, particularly measures addressing temporary housing and rent-gap payments.
Ottawa Faces A Major Housing Policy Decision
The debate surrounding the Ottawa renoviction bylaw reflects a broader struggle over affordability, tenant security and the maintenance of aging rental buildings.
Supporters believe a stronger bylaw could discourage bad-faith displacement and help renters remain connected to their homes and communities. Critics may warn that overly restrictive rules could make legitimate renovations more expensive and complicated.
City council must now decide whether the proposed licensing system provides enough protection or whether additional requirements are needed.
For Ottawa renters concerned about losing affordable housing, the final council decision could have long-term consequences.
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