Ottawa Approves Renoviction Bylaw: Landlords Must Obtain Licence to Evict Tenants for Repairs Starting January 2027
Ottawa City Council voted Wednesday to pass the Rental Renovation Licence Bylaw, a significant policy aimed at curbing “renovictions” — the increasingly common practice of landlords evicting tenants under the pretext of renovation or repair.
The bylaw will take effect on January 1, 2027. From that date forward, Ottawa landlords who wish to evict a tenant for renovation or repair purposes will need to obtain a city-issued licence, and must secure a building permit before serving the eviction notice.
The measure has drawn attention across Ottawa’s rental market, touching on the balance between tenant protections and landlord rights to renovate and maintain their properties.
## What the Bylaw Requires: Licences, Permits and Deadlines
Under the Rental Renovation Licence Bylaw, landlords must apply for a licence from the City of Ottawa within seven days of serving an eviction notice for renovation or repair purposes.
But that is only part of the picture. Additional requirements include:
Building permit before eviction notice: Landlords must obtain the relevant building permit prior to issuing the eviction notice. This means you cannot serve notice on the basis of a planned renovation — the work must already be approved by the city.
Tenant education materials: Landlords are required to provide affected tenants with a City of Ottawa eviction education guide, ensuring tenants understand their rights and available remedies.
Property and scope disclosure: Landlords must supply the city with details of the rental property and the scope of the proposed work, giving officials a basis to assess whether the renovation claim is legitimate.
## The Vote: 21 Yes, 5 No
The bylaw passed with 21 votes in favour and 5 against.
The no votes came from Councillors David Brown, Wilson Lo, David Hill, Alan Hubley and Steve Desroches.
Four councillors — Matt Luloff, Isabelle Skalski, Cathy Curry and Catherine Kitts — voted for the main provisions but dissented on section three, which would have required landlords to demonstrate that the tenant could not remain in the property throughout the renovation, and to provide accommodation if vacant possession was required.
Councillor Curry explained her position: “I’m not going to vote for section three because I don’t think it will get what we want at this time, but I will vote for sections one and two.”
## “A Tremendous Milestone”
Councillor Ariel Troster said the bylaw does not go as far as some provincial measures, but marks a major step forward for Ottawa.
“The Rental Renovation Licence is a tremendous milestone for our city and is elegant in its simplicity,” Troster said. “All it does is say show us your work, and if you are a responsible and honest landlord, which most are, then this bylaw will not stop you from upgrading your property.”
The planning and housing committee approved the bylaw’s adoption the previous week.
## What Is “Renoviction”?
Renoviction refers to the practice of landlords evicting tenants for the stated purpose of renovating a property, only to re-rent it at a significantly higher price once the work is complete.
This issue has been particularly acute in Ottawa, Toronto, Montreal and other major Canadian cities where rental demand is high and housing supply is tight. Tenants who have done nothing wrong find themselves displaced, while landlords use renovation as a mechanism to increase rental income.
Ontario’s Residential Tenancies Act does provide some restrictions on renovictions — for example, requiring that renovations involve a “substantial alteration” to the unit. But in practice, enforcement has been weak, and landlords have found ways to work around the rules.
Ottawa’s new bylaw adds a local regulatory layer on top of the provincial framework, making it one of the more stringent municipal measures of its kind in Canada.
## Impact on Tenants
For Ottawa renters, the bylaw introduces several changes:
More transparent process: Landlords can no longer serve a renoviction notice on a whim. They must first obtain a building permit, then apply for a city licence. This adds procedural hurdles that make renoviction harder to execute casually.
More information at hand: Tenants are entitled to the city’s eviction education guide, which outlines their rights and potential appeals under the new system.
But displacement is still possible: If a landlord obtains the necessary permits and licence, the tenant may still be required to vacate. The bylaw is a filter, not a complete ban.
## Impact on Landlords
For Ottawa landlords planning renovations, the bylaw means:
Earlier planning: Building permits must be secured before eviction notices are served. The renovation process must begin preparation well in advance.
Higher upfront costs: Permit fees, application time and compliance obligations will add to the initial cost of renovation projects.
Legitimate renovations remain possible: As Councillor Troster put it, the bylaw targets bad actors, not responsible landlords. If you have a genuine renovation project and proper permits, this law will not stop you.
## A National Trend?
Ottawa’s renoviction bylaw reflects a broader shift across Canadian cities grappling with rental market pressure and tenant displacement. Toronto, Vancouver and Montreal have all explored different approaches to limiting renoviction.
Ontario’s provincial legislation provides a baseline, but Ottawa’s municipal bylaw adds a more immediate and locally enforceable layer of oversight. This makes Ottawa one of the more proactive cities in Canada on this issue.
Other municipalities may follow Ottawa’s model in coming months, introducing similar licensing regimes for renoviction.
For tenants in Ottawa, understanding your rights under this new bylaw is essential. For landlords, factoring the new requirements into renovation timelines is no longer optional.
For more on how rental market dynamics interact with broader housing market trends, including the real cost of buying vs. renting in Canada, see our analysis of Canada’s True Home Buying Costs — and stay informed on other housing policy changes as they develop.