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Please note: Licencing and enforcement will start in October 2026.
Whether you are a landlord planning a major renovation or a tenant asked to move out for one, the Rental Renovation Bylaw applies to you.
What Is the Rental Renovation Bylaw and Licence?
The City of Guelph requires a Rental Renovation Licence when:
- a landlord issues an N13 eviction notice for repairs or renovations (not demolition or conversation), and
- a tenant must move out of their rental unit while work is completed.
The bylaw helps ensure that landlords provide the required information and documentation to demonstrate that the work requires the unit to be vacant, while helping tenants understand their rights and available supports throughout the renovation process.
Key Terms
- N13 Notice: A Provincial legal form issued by the landlord or property manager to evict a tenant. The Rental Renovation Bylaw applies to N13s issued to do major repairs or renovations on a rental unit, which require a building permit and require the tenant to move out.
- Residential Tenancies Act (RTA): The Provincial act that governs the relationship between a tenant and a landlord. This is enforced by the Landlord Tenant Board.
- Right of First Refusal: In Ontario, all tenants have the right to move back once work is complete, if the tenant has written a formal letter to the landlord stating this intent. This right is guaranteed under the Residential Tenancies Act. The unit must be rented at the same rate it was rented previously, plus any standard annual guideline increases.
Tenant Compensation and the Right to Return
The bylaw does not require compensation beyond those laid out in Ontario’s Residential Tenancies Act. Under this act, compensation is required both when a tenant plans to return or does not plan to return to a unit. Compensation may vary depending on the number of units in the building.
Licence Exemptions
- Student and staff housing on college or university campuses, when the housing is owned, operated, or managed by the school.
- Housing operated by the City.
- Hotels, motels, inns, bed and breakfasts, tourist homes, licensed lodging houses, licensed short-term rentals, and licensed residential care facilities.
- Group Homes
- Housing regulated under provincial laws, including:
- Homes for Special Care
- Long-term care homes
- Retirement homes
- Housing covered by the Housing Services Act
- Certain social or affordable housing projects that have an agreement with the City and have received an exemption approval.
Important Dates
- June 2026: Rental Renovation (Renoviction) Bylaw approved and adopted.
- October 2026: Licencing program and enforcement begins.
Information for Landlords
Starting October 2026! As part of the City of Guelph’s Rental Renovation Licence Bylaw, landlords will need to apply for a Rental Renovation Licence.
Steps to Apply for a Licence
Applications will open in October 2026.
Step 1. Gather the Required Documents
Before issuing an N13 notice:
- Secure a building permit to perform major renovations.
- Complete a Qualified Person’s report that confirms the renovations are extensive enough, or pose sufficient health and safety concerns, that vacant possession is required. A qualified person includes an engineer in good standing with Professional Engineers Ontario or an architect in good standing with the Ontario Association of Architects.
Step 2. Provide a N13 Notice to the Tenant
You must provide the Tenant and Landlord Information Package at or before the time you issue an N13 notice to your tenant(s).
Step 3. Apply for a Rental Renovation License
Submit a complete application for a license, along with the required fees, within seven days of issuing the N13 notice. Here is what you will need to apply:
- Landlord contact and ownership information.
- The rental unit address and number of rental units associated with the address.
- The estimated date the unit will be ready for occupancy.
- Proof of ownership or contractual interest.
- Corporate, partnership, or identification documents, as applicable.
- A copy of the N13 notice, the applicable building permit, and the Qualified Person’s report.
- A certified statement describing:
- when and how the N13 notice was delivered.
- when and how the Tenant and Landlord Information Package was provided.
Important: If multiple rental units in the same building receive N13 notices, a separate licence is required for each unit. Each unit will need its own completed application package.
Once your licence application is processed and issued by the City, licences will be valid for 12 months.
Step 4. Notify Tenant(S) of the Application
Post the City-issued Rental Renovation Licence application notice on the rental unit door within seven calendar days of applying.
Once the City receives all required documents and the process is complete, the Rental Renovation Licence will be granted and issued. All documents must be given to the tenant.
Step 5. Notify the City of Any Changes, as Applicable
If you make a change to the information from the original Licence application or the N13 notice, you must notify the Licencing team within seven calendar days. This may include:
- contact information
- changes to any renovation timelines
- other relevant information
The landlord must produce the licence for inspection, upon request by the City.
Step 6. Notify the Licencing Team When the Unit Is Ready for Move-in.
Email [email protected] to inform the City when the renovations are complete and the rental unit is ready for move-in.
Information for Tenants
If you have received an N13 notice for repairs and renovations, this page can help you understand the City of Guelph’s Rental Renovation Bylaw, the Residential Tenancies Act, your rights as a tenant, and what to expect during the process.
What You Need to Know
Here’s what you need to know if you receive an N13 notice:
You Do Not Have to Move Out Immediately
If you receive an N13 notice from your landlord for repairs or renovations, you do not have to move out immediately. An N13 notice is the first step in a process and does not automatically end your tenancy.
You Have the Right to Choose to Return to Your Unit
Under Ontario’s Residential Tenancies Act, you can choose to return to your unit once major renovations are complete. To do so, you need to:
- Inform your landlord in writing within 120 days of getting the N13 notice
- Provide a temporary mailing address after you move out
Your Unit’s Rent Should Be Similar to Rates After You Vacated
Once you move back, you should be paying the same rent, plus any applicable annual increases.
You May Be Entitled to Compensation
Unless a repair or renovation was ordered under the authority of the Residential Tenancies Act, you are entitled to compensation.
Compensation may vary based on the number of units in your building and whether you have informed the landlord, in writing, that you plan to return to the unit.
| Less than five units in a building | Five or more units a building | |
| Compensation if you plan to return to the unit | The lesser of either: • One months’ rent, OR • The period the unit is under repair. | The lesser of either: • Three months’ rent, OR • The period the unit is under repair. |
| Compensation if you do not plan to return to the unit | Either: • One month’s rent, OR • Another rental unit that is acceptable to you. | Either: • Three months’ rent, OR • Another rental unit that is acceptable to you. |
Resources
For More Information
Licensing
519-822-1260 extension 2551
[email protected]