An upcoming proposal for a renovictions bylaw in Ottawa must include strong tenant protections, such as those introduced by Hamilton last year, according to a tenants' rights group. The Association of Community Organizations for Reform Now (ACORN) released a report on April 22 outlining key measures it believes are essential to prevent landlords from evicting tenants under the guise of renovations.
ACORN's Proposed Measures
ACORN argues that the bylaw should require landlords to apply for a renovation licence within seven days of issuing an N13 eviction notice to a tenant. This application must include supporting documentation, such as a building permit and a report from a qualified professional, like an engineer, confirming that the unit must be vacant for the renovation to proceed. Additional protections include guaranteed temporary accommodations or rent gap payments during renovations, coverage of moving costs by the landlord, and the tenant's right to return at the same rent. The group also stresses the need for penalties against landlords who violate the rules.
"If staff's recommendations do not include these measures and instead focus only on educating tenants about the current provincial rules, not only will the bylaw fail, it will be the weakest in Ontario," the report states.
Background on Renovictions
Renovictions occur when a landlord evicts tenants ostensibly to renovate rental properties but later replaces them with new tenants at higher rents. Several Ontario cities, including Hamilton, Toronto, and London, have already enacted renoviction bylaws to prevent unnecessary or cosmetic renovations and evictions that are not followed by actual work.
In May 2024, Ottawa city council requested a feasibility study for a bylaw. The staff response in January 2025 recommended against it, citing high enforcement costs and suggesting that education and legal supports would better serve tenants. Hamilton, which introduced its bylaw on January 1, 2025, estimated annual enforcement costs of nearly $950,000. However, the planning and housing committee directed staff to conduct a deeper analysis, and the proposed bylaw is expected before the committee on May 20.
Landlord Opposition
John Dickie, chair of the Eastern Ontario Landlord Organization, opposes any bylaw resembling Hamilton's. He argues that such regulations would benefit only a small number of renters in the short term while increasing costs and reducing housing supply. "Repairs are costly enough and take time and effort. To add more time and effort will add to the costs," he said. "That would be at the expense of dozens of people over the next few years, and probably hundreds of people in the years after that. To impose an onerous anti-renovation bylaw would reduce housing supply rather than increase it, and would make it more costly rather than less costly."
Existing Provincial Rules
In Ontario, the Residential Tenancies Act governs evictions, and the Landlord and Tenant Board resolves disputes. Tenants have the legal right to return to their unit after renovations at the same rent, subject to allowable annual increases. Landlords must also provide tenants with compensation equivalent to three months' rent.
The debate continues as Ottawa moves closer to a decision on the proposed bylaw, with tenant advocates and landlords presenting opposing views on the best approach to balance housing affordability and property maintenance.
