Built for

For Ontario landlords

Ontario is not a generic jurisdiction. A mandatory standard lease, deposit and notice rules of its own, and a Board whose questions are almost always about dates.

Start free with one property One property free, forever. Fills the actual Form 2229E PDF.
2229Ethe Ontario standard lease, filled from your tenancy record
LTBthe Landlord and Tenant Board, where Ontario tenancy disputes are decided
3Canadian provinces where ProperLease fills the official government form

Most rental software is built for a generic North American tenancy and then stretched to fit wherever you happen to be. In Ontario that stretch shows immediately, because the province requires a specific government form for most private residential tenancies, and because Ontario's deposit and notice rules come from its own Act rather than from the default those products assumed.

ProperLease fills the real Ontario standard lease, Form 2229E, rather than producing a lookalike. The rest of the product is shaped around what an Ontario tenancy actually generates: a deposit held and owed back, correspondence that needs dates, and records that need to hold up at the Landlord and Tenant Board.

What an Ontario landlord actually needs

The problems this audience actually runs into, and what the product does about them.

The real standard lease, not an approximation

For most private residential tenancies signed on or after 30 April 2018, Ontario requires the standard lease, Form 2229E. ProperLease renders the official government PDF and fills your landlord details, tenants, unit, term, rent and deposit onto it, so what you sign is the form the province publishes.

Deposits held as money you owe back

What an Ontario landlord may collect, what it may be applied to, and what interest is owed on it are all set by the Residential Tenancies Act, 2006 and enforced by the Landlord and Tenant Board. We are not going to paraphrase those rules here until our wording has been through legal review, because a deposit rule stated slightly wrong is worse than no statement at all. Read the Act, and see the Ontario lease page for the citation. What ProperLease does is hold whatever you collect separately from rent, as money you owe back rather than as income, so the balance at the end of the tenancy is a figure on the record.

N4 territory, and we are straight with you about it

When rent is not paid, Ontario's route runs through an N4 and, if it goes further, an L1 application to the Board. ProperLease does not generate the N4: that form comes from the Board itself, and a letter of your own wording does not substitute for it. What ProperLease does is flag the shortfall the day it happens, give you a dated reminder trail before you escalate, and log every send with its date. That trail is what the Board weighs.

Renewals and increases you see coming

Ontario sets its own notice period for a rent increase, its own form for serving it, and its own limit on how much and how often, all under the Residential Tenancies Act. Those figures change, and this page is not the place to pin them down. ProperLease surfaces lease end dates and renewal windows early, so whatever notice period applies you are acting on it in good time rather than finding out late.

T776 without the February archaeology

Expenses categorised per property as you spend them come out as a year-end report already lined up to the T776. That includes the utilities you cover and charge back, which Ontario landlords do a lot of.

Where ProperLease is not the right fit

Where we are the wrong answer. Better you find out here than three months in.

It does not produce the Board's forms, or file for you

The N4, the N1 and the L1 come from the Landlord and Tenant Board, not from us. ProperLease keeps the dated record of what you sent and gives you plain-English templates for everyday correspondence. Filing an application, paying the fee and attending the hearing is on you, and for a contested eviction a paralegal who does this weekly is worth their fee outright.

It does not give legal advice

Ontario tenancy law is detailed and it changes. Everything on this page is general information, and municipal rules such as licensing can apply on top. Confirm your own situation against the Act or with a lawyer rather than relying on a marketing page.

It does not collect rent

Your tenant sends the e-transfer the way they always have, and you record it. The money does not move through ProperLease.

Side by side

ProperLease against A generic rental tool, feature by feature.

 ProperLeaseA generic rental tool
Leases and documents
Province and state lease documentsFills the official government form in Ontario, British Columbia and Quebec. Generates a residential lease carrying the required disclosures in 45 US states.A generic North American lease template, which is not the form Ontario requires for most private tenancies.
Late rent and eviction noticesPlain-English notice templates filled from the tenancy record, emailed, and logged with the date they went out. They are our own wording, not the tribunal's official form.A generic late rent letter, usually with no record that it was ever sent. Ours is generic too, and says so, but every send is dated and logged.
Move-in and move-out condition reportsBuilt in, photo backed, attached to the tenancy so move-out compares against move-in.Often present, rarely tied to the tenancy record it needs to be compared against.
Rent and money
Dated rent ledger per tenantEvery payment is a permanent dated entry. Nothing is overwritten, so the history survives.Usually fine. This is the part generic tools get right.
Late rent surfaced without you lookingExpected rent is compared to what arrived. Anything short or missing is flagged on the dashboard and in your inbox.Usually fine, though the follow-up it suggests may not be the Ontario procedure.
Deposits tracked as money you owe backHeld separately from rent, so the balance you owe at move-out is never guesswork.One generic deposit field, the same one it shows in every jurisdiction. Whether that matches what Ontario actually allows is a question it never asks.
Expenses tracked per propertyCategorised per property and unit, with receipts attached, as you spend rather than in April.Usually fine, though the categories tend to follow US tax shapes.
Tax and reporting
Year-end reports built for the T776 and Schedule EOne export per property, with the categories already lined up to the form your accountant is filling in.Built around Schedule E rather than the T776, so the mapping falls to you or your accountant.
Cost and effort
How it is pricedone property free, forever. Premium is $14.99 CAD a month or $99 CAD a year for the whole portfolio. No per-door charge, no per-document fee.Often priced per door, and often billed in US dollars with the exchange rate on top.

Reviewed September 21, 2026. Product details change, so check the documentation for current behaviour, and treat anything on this page touching law or tax as general information rather than advice.

Frequently asked questions

Does ProperLease use the actual Ontario standard lease?

Yes. It renders the official Form 2229E PDF published by the province and fills your details onto it, rather than generating a document that resembles it. The lease page for Ontario links the government source so you can check the version you are signing.

Is the Ontario standard lease mandatory?

For most private residential tenancies signed on or after 30 April 2018, yes. There are exceptions, including certain types of housing such as co-operatives, care homes and some social housing. Check whether your tenancy is one of them. This is general information, not legal advice.

What deposits can I collect from an Ontario tenant?

Ontario's rules on this differ from the North American norm, and they are set by the Residential Tenancies Act, 2006. We are not paraphrasing them here, because our wording has not been through legal review and a deposit rule stated slightly wrong is worse than no figure at all. Read the Act, or ask a lawyer or a licensed paralegal, before you ask a tenant for anything.

How much notice do I have to give before raising rent?

The notice period, the form it is served on, and the limit on how much and how often are all set by the Residential Tenancies Act and published by the province, and the guideline figure is reset every year. Check the current position on Ontario's own site rather than trusting any page that pins a number to it, including ours.

Does ProperLease work for a property outside Ontario too?

Yes. British Columbia and Quebec also use their official provincial forms, and 45 US states have a residential lease carrying that state's required disclosures. A mixed portfolio across provinces sits in one account.

General information, not legal advice

Tenancy law differs by province and state and changes from time to time. This page is general information to help you find the right form and understand what it covers. It is not legal advice, and it is not a substitute for reading the current legislation or speaking to a lawyer about your own tenancy.

Ontario Residential Tenancy Agreement (Form 2229E)What is an N4 notice in Ontario?Serving a late rent or eviction noticeLandlord taxes in Canada and the T776Lease renewals and rent increases

Run your rentals with absolute clarity

ProperLease helps self-managing landlords in Canada and the US track rent, generate provincial and state leases, serve notices, and stay tax ready.