1. Is Air Conditioning Legally Required in Ontario Rental Units?
Air conditioning is not considered a “vital service” under the Residential Tenancies Act, 2006 (RTA).[1] Landlords are therefore not required to provide air conditioning in rental units by default.
However, there are exceptions. A landlord may become obligated to provide air conditioning in the following situations:
• Air conditioning is promised in a tenancy agreement.[2]
• Air conditioning was included at the start of the tenancy.[3]
If the circumstances are such that the landlord is required to provide air conditioning, then the landlord has a responsibility to keep the system “in a good state of repair… and for complying with health, safety, housing and maintenance standards.”[4]
2. Can Tenants Install Their Own Air Conditioners?
Tenants may want to install air conditioning units on their own. If the tenant fails to do so in a prudent manner, then the tenant may be responsible for causing “undue damage to the rental unit or residential complex”.[5]
Landlords may refuse to provide the tenant with consent to install an air conditioning unit for safety reasons or to protect the structure of the building.[6] This would be especially relevant in respect of window or wall units.
It is best practice to ensure that consent is obtained in writing or that these matters are addressed in the tenancy agreement.
3. Municipal Cooling Requirements
Whenever air conditioning is being provided, there may be municipal bylaws to consider.
For example, the City of Toronto requires property owners to ensure that their air conditioning systems are in operation from June 2 to September 14 and that the indoor temperature does not exceed 26 degrees Celsius.[7] However, Toronto does not require property owners to install air conditioning where it does not already exist in the unit or building.
Municipal standards vary, so landlords should consult local property standards bylaws.
4. Charging for Air Conditioning: What’s Allowed?
Air conditioning may be charged as an additional service or as electricity under the RTA.[8] Depending on how the charge is characterized, different rules and legal obligations may follow.
For example, if the unit has its own meter and there is an agreement in place requiring the tenant to pay for electricity, then charging for air conditioning should be straightforward.[9] On the other hand, if air conditioning is charged as an additional service, it will be incumbent on the landlord to ensure that charges are reasonable and in line with the price of hydro.[10]
It is best practice for the landlord’s right to charge for air conditioning to be set out in the tenancy agreement or otherwise in writing.
5. What Happens in a Dispute?
The manner in which a dispute unfolds will depend on the nature of the tenant’s complaint. In the event that a settlement cannot be reached between the parties, the tenant may file an application with the Landlord and Tenant Board (LTB).
If the complaint relates to a failure by the landlord to provide a functioning air conditioning system in a situation where it is alleged that air conditioning is required, then the tenant may file a T6 form regarding maintenance. If the complaint relates to rental charges in respect of air conditioning, then the tenant may file a T1 form for rebate of money owing by the landlord.
The factors the LTB considers will likewise depend on the nature of the case. It is imperative to follow the prescriptive rules in the RTA.
Final Thoughts
While Ontario landlords are not automatically required to provide air conditioning, it is possible for air conditioning to become part of the lease for a unit. There are also important rules to keep in mind when seeking to charge for air conditioning service.
The key is to:
- Set out the rights and obligations relating to air conditioning clearly in the tenancy agreement and/or in writing.
- Follow municipal standards.
- Maintain any cooling systems in good working order and in accordance with the RTA.
- Ensure charges for air conditioning are compliant with the RTA.
Taking a proactive approach can prevent disputes and support long-term tenant satisfaction.
Note that new amendments to the RTA concerning air conditioning are currently awaiting Royal Assent. As of the time of this blog post, these amendments have not yet come into force.
Need help reviewing lease terms or handling a dispute over air conditioning? Contact Morgan Property Law for legal advice tailored to Ontario landlords and property managers.
Disclaimer: This blog post is provided for general informational purposes only and does not constitute legal advice. Reading this content does not create a lawyer-client relationship with Morgan Property Law or its principal, and should not be relied on as legal advice. Always consult a qualified lawyer about your specific legal issues.
[1] Residential Tenancies Act, 2006, SO 2006, c 17 [RTA], s 2(1).
[2] Ibid., ss 2(1), 4(1).
[3] Gabsis v Ly, 2023 ONLTB 67322 (CanLII) at para 23.
[4] RTA, s. 20.
[5] Ibid., s. 34.
[6] Capreit Limited Partnership v Bouland, 2023 ONLTB 18188 (CanLII).
[7] Toronto, Municipal Code, c 629, Property Standards, § 629-38(F).
[8] Amiraco Properties Inc. v Kozak, 2025 ONLTB 13377 (CanLII) at para 24.
[9] RTA, s 137(16).
[10] Amiraco, supra, at para 32.