If you own a rental property in Niagara or you’re thinking about buying one, Bill 60 is worth knowing about.
Bill 60, officially called the Fighting Delays, Building Faster Act, 2025, received Royal Assent on November 27, 2025. The legislation covers several areas, including changes to Ontario’s Residential Tenancies Act and the way certain matters are handled through the Landlord and Tenant Board (LTB).
For most Niagara buyers and sellers, Bill 60 won’t change a typical home purchase or sale. It becomes more relevant when you’re dealing with a rental property, an existing tenant, or a property you plan to rent out in the future.
If you’re considering a cottage or vacation property that you may rent out, you’ll also want to understand how these rules fit into your plans.
What Is Changing With Bill 60?
Not all of Bill 60’s changes came into effect at the same time. Some LTB-related changes took effect on July 1, 2026, while several of the changes to the Residential Tenancies Act are scheduled to take effect on September 21, 2026.
Here are a few of the changes landlords and investors should know about.
Shorter Notice Period for Unpaid Rent
One of the biggest changes involves the N4 notice, which is used when a tenant hasn’t paid their rent.
The minimum termination date on an N4 will change from 14 days to 7 days. This means landlords can begin the next stage of the LTB process sooner.
It does not mean a tenant can simply be evicted after seven days. The landlord still has to follow the proper process through the Landlord and Tenant Board.
Changes to Rent Arrears Hearings
There are also changes affecting tenants who want to raise certain issues during a rent arrears hearing.
Under the new rules, a tenant will generally need to pay 50% of the rent arrears claimed in the landlord’s application before the hearing if they want to raise certain issues that could otherwise form the basis of their own application. There are details and exceptions within the legislation, so anyone dealing with an actual LTB case should get legal advice about their situation.
Changes to LTB Reviews
Bill 60 also changes parts of the process for reviewing LTB decisions.
One of those changes is a 15-day timeframe for requesting a review of an LTB decision or order. The Board can extend that timeframe in certain circumstances.
Looking for more information to ensure your purchase goes well? Start by reading the posts below:
- What Are the Signs a Niagara House is Right for You?
- Do I Really Need a Home Inspection When Purchasing in Niagara
- Renting vs. Buying a Home in Niagara: Which Is Better?
What Does This Mean if You’re Buying a Niagara Rental Property?
If you’re buying a property that already has tenants, take the time to understand the existing tenancy before you make an offer.
Find out what rent is being paid, what type of tenancy is in place, how long the tenants have lived there and whether there are any known issues that could affect the purchase.
Bill 60 doesn’t make those questions any less important.
You also shouldn’t assume that buying a property automatically gives you the right to remove an existing tenant. Ontario has specific rules surrounding tenancies, notices and evictions.
If your plans for the property depend on vacant possession or another tenancy-related issue, speak with a lawyer or licensed paralegal before committing to the purchase.
For buyers interested in short-term rentals, Bill 60 is only one part of the picture. Niagara municipalities have their own rules surrounding short-term rental properties. You can read more in our guide to Niagara’s short-term rental rules.
You can also visit our Invest page for more information about buying investment properties in Niagara.
What if You’re Selling a Property With Tenants?
Selling a tenanted property comes with a few extra considerations.
An existing tenancy doesn’t automatically end when a property is listed or sold. There are rules around showings, notices, vacant possession and when a tenancy can legally be terminated.
Before listing, make sure you understand the tenancy that’s currently in place. This can help avoid problems later when you’re negotiating an offer or working toward closing.
If there is an ongoing dispute, unpaid rent or another complicated tenancy issue, speak with a lawyer or licensed paralegal before putting a plan in place.
Buying an Investment Property? Check These First
- Is the property currently tenanted? Find out the details of the existing tenancy before making an offer.
- What are your plans for the property? The rules for a long-term rental are different from the rules that may apply to a short-term vacation rental.
- What rent is currently being paid? Existing rent can have a major impact on whether the investment makes sense.
- Do you need vacant possession? Don’t assume you’ll automatically be able to take possession of a tenanted property on closing.
- Are there any existing tenancy issues? If there are, get the right legal advice before you commit to the purchase.
Frequently Asked Questions
Does Bill 60 matter if I’m buying a home to live in?
For a typical owner-occupied home, usually not. It matters more if the property already has tenants or if you plan to use it as a rental.
When do the Bill 60 landlord and tenant changes take effect?
Different parts of Bill 60 have different effective dates. Some LTB changes took effect on July 1, 2026. Several Residential Tenancies Act changes, including the shorter N4 notice period, are scheduled to take effect on September 21, 2026.
Does the new 7-day N4 mean a tenant has to leave after seven days?
No. It shortens the notice period, but landlords still need to follow Ontario’s legal process through the Landlord and Tenant Board.
Does Bill 60 only affect landlords?
The changes are especially important for landlords, but they can also matter to buyers purchasing a tenanted property and sellers who currently have tenants.
Should I get legal advice before buying a property with tenants?
If the existing tenancy could affect your plans for the property, yes. Your REALTOR® can help with the real estate side of the purchase, but legal questions about a tenancy should be discussed with a qualified Ontario lawyer or licensed paralegal.
Thinking About Buying or Selling an Investment Property in Niagara?
If you’re looking at an investment property, we’ll help you understand the property, the local market and the details that could affect your purchase or sale.
For legal questions involving an existing tenancy or LTB matter, we recommend speaking with a qualified lawyer or licensed paralegal.
Visit our Invest page, call 905-357-8067, or email emily@thebarryteam.ca to get started.
Planning your next home purchase or sale?
Book a consultation with our team to get the process started.
