Bill 60 Ontario: What the Fighting Delays, Building Faster Act Means for Landlords in 2026

Ontario is undergoing one of the most significant regulatory overhauls to its housing and rental system in more than a decade. The Fighting Delays, Building Faster Act, 2025—better known as Bill 60—is reshaping everything from development approvals to eviction processing, directly impacting landlords, multiplex owners, and property managers across the province.

While headlines have focused on the Bill’s sweeping planning reforms, the most consequential changes for landlords are buried in Schedule 12, which amends core sections of the Residential Tenancies Act (RTA) and fundamentally alters how the Landlord and Tenant Board (LTB) handles non-payment, persistent late payment, and tenant defences.

Landlords operating duplexes, triplexes, fourplexes, or larger multiplex portfolios—particularly in the Greater Toronto Area and surrounding regions like Halton Hills, Peel, York, and Durham—will feel the impact immediately. For those who have endured chronic arrears, endless delays, or LTB hearing surprises, Bill 60 signals the beginning of a long-awaited shift toward procedural fairness.

This article provides a comprehensive, landlord-friendly analysis of what Bill 60 actually changes, why it matters, and how landlords can position themselves strategically in this new regulatory era.

Bill 60’s Larger Purpose: Speed, Centralization, and Housing Supply

At its core, Bill 60 is an omnibus piece of legislation designed to align Ontario’s housing system with the province’s broader supply-generation ambitions. It comes at a moment when the federal government, the province, and municipalities are under collective pressure to deliver more homes more quickly.

This alignment was set in motion in part by federal initiatives such as the One Canadian Economy Act, introduced by Prime Minister Mark Carney to accelerate nation-building infrastructure and minimize interprovincial bottlenecks. Public reporting on the Act, including coverage on the Government of Canada’s official site, highlights how it influences provincial ministries—including Ontario’s approach to planning, transit coordination, and development approvals.

Within this context, Bill 60 gives the Minister of Municipal Affairs and Housing unprecedented discretion over planning, zoning, and infrastructure coordination. Ministerial planning decisions no longer need to be “consistent with” Provincial Policy Statements outside the Greenbelt, effectively eliminating a common source of municipal pushback and streamlining the planning pipeline.

For landlords who own or plan to develop multiplexes, this change matters because it sets the stage for a faster, more predictable approval landscape, particularly for small-scale infill projects and intensification opportunities. Conversions, additions, and multi-unit retrofits may move through municipal channels with fewer bureaucratic hurdles.

This policy direction echoes what planning documents across Ontario have signaled for years: if the province intends to meet its housing targets, municipalities must embrace gentle density. The convergence of these forces is directly reshaping development feasibility for multiplex owners, especially those exploring renovation, repositioning, or expansion strategies.

Why Schedule 12 Is the Heart of the Bill for Landlords

While development reforms are important, Schedule 12 is where Bill 60 truly transforms the landlord-tenant landscape. The changes introduced here affect day-to-day operations of rental properties, how landlords can manage arrears, and how the LTB will conduct hearings.

For years, landlords have struggled with a system that allowed procedural delays, broad Board discretion, and tenant-side tactics that extended non-payment claims for months. In multiplex operations—where a late-paying tenant can compromise the financial balance of an entire building—these inefficiencies have long represented a major operational risk.

Bill 60 directly targets these vulnerabilities. It does so by shortening timelines, tightening procedural gateways for tenant defences, and reducing the LTB’s ability to intervene in cases where landlords have met all statutory requirements.

The result is a system that preserves tenant protections but restores procedural symmetry—a change that many in the landlord community have been urging for over a decade.

Faster N4 Termination Periods: The First Major Shift

One of the simplest but most powerful reforms in Bill 60 is the reduction of the N4 non-payment termination period. Historically, landlords were required to wait 14 days after serving an N4 notice before the tenancy could legally terminate.

Under Bill 60, that period has been cut to 7 days.

This change is more than a procedural adjustment—it is a recognition of the operational realities landlords face. In smaller buildings and multiplexes, cash flow is tight, and arrears can quickly destabilize the property. A shorter termination window allows landlords to file faster, move to an L1 hearing sooner, and reduce the cascading effect of prolonged non-payment.

This is especially significant for landlords managing small multi-unit buildings, where every rent payment matters and arrears from one unit can reduce maintenance budgets for the entire property. In many ways, this first reform sets the tone for the Bill: it prioritizes efficiency where the system has long been inefficient.

Persistent Late Payment Finally Defined

For decades, “persistent late payment” was a subjective determination left to adjudicators at the LTB. Cases varied wildly depending on the member presiding over the hearing, leading to inconsistent outcomes.

Bill 60 changes this completely by empowering the government to define late-payment criteria through regulation. For example, persistent late payment could soon be defined as three late payments within six months, or whatever threshold the regulation eventually prescribes.

For landlords operating multiplexes—where a chronically late tenant disrupts building-wide liquidity—this clarity is transformative. It provides a stable, predictable foundation for enforcement and reduces the guesswork associated with LTB discretion.

It also allows landlords to act confidently, knowing their claims will not be dismissed arbitrarily.

The 50% Arrears Rule: The Most Significant Reform in the Entire Bill

Perhaps the most controversial and impactful provision in Bill 60 is the introduction of a 50% arrears payment requirement.

Previously, tenants could show up at an L1 non-payment hearing and raise any issue—repair concerns, harassment allegations, maintenance disputes—often for the first time, even if these issues were unrelated to non-payment. These claims frequently forced adjournments, adding months to the eviction timeline and giving non-paying tenants additional time in the unit.

Under Bill 60, tenants can only raise their issues if:

1. They provide advance written notice, and

2. They pay at least 50% of arrears upfront, plus any prescribed amount

This is a seismic change. It sharply reduces the ability of tenants to derail hearings with last-minute defences and protects landlords from procedural exploitation.

For multiplex landlords, this provision alone can dramatically improve operational predictability. Non-payment cases should move through the system faster, reducing arrears exposure and preserving building health.

A Surprising Loophole in Landlord’s Own Use and Renovation Notices

Perhaps one of the least-expected aspects of Bill 60 is its adjustment to compensation rules for:

• Landlord’s own use

• Purchaser’s own use

• Demolition

• Renovations requiring vacancy

Historically, landlords were required to compensate tenants with one month’s rent or offer an equivalent unit in almost all circumstances. Bill 60 introduces an exception: if the termination date is at least 120 days after notice and falls on the last day of a rental period or fixed term, compensation may not be required.

This change creates powerful opportunities for ethical repositioning and strategic renovations, especially for multiplex owners seeking to upgrade aging stock or undertake capital improvements. It also reduces the financial friction associated with compliance, though landlords must still adhere strictly to good-faith requirements.

Tenant advocacy groups are already challenging this provision publicly, and landlords should expect public debate in the coming months.

Section 83 Discretion Narrowed: Fewer “Mercy Orders” at Hearings

For years, Section 83 of the RTA granted LTB members broad discretion to refuse or delay eviction—even when the landlord met all procedural requirements. In practice, this meant that arrears cases could be dismissed or postponed based on individual adjudicator interpretation.

Bill 60 introduces “prescribed limitations” on this discretion. In effect, this means:

• Fewer unpredictable outcomes

• Less variance in hearing decisions

• Greater enforceability of landlord rights

• A more consistent LTB process

Landlords operating multiplexes will appreciate this change more than most. A single Board member’s subjective decision can have ripple effects on an entire building—especially in properties with tight margins and shared systems.

This reform brings Ontario closer to the procedural stability seen in other jurisdictions.

LTB Review Timelines Shortened

A procedural but important change: the window for review requests is now 15 days, down from longer periods previously allowed.

Shorter review windows mean faster final orders, quicker sheriff scheduling, and fewer opportunities for tenants to extend the process through repeated filings.

For AVS Hospitality and other professional property managers, this reform increases predictability and reduces administrative drag, liberating resources that can be redirected toward building maintenance, tenant relations, and capital planning.

What Bill 60 Means for Multiplex Owners and Small-Scale Investors

Collectively, Bill 60 represents the most pro-landlord legislative agenda since the early 2000s. For owners of multiplexes—particularly those in high-demand areas like East York, Toronto, Halton Hills, Oshawa, and Brampton—the Bill enhances investment attractiveness in several key ways.

First, chronic arrears become easier to address. Second, eviction hearings become more predictable. Third, timelines shrink. Fourth, tenants face structured obligations before raising defences. And fifth, development and renovation pathways become clearer.

This combination reduces operational risk—one of the biggest barriers to new rental housing investment in Ontario. It creates a stronger foundation for long-term planning, making repositioning strategies, renovations, and modernization projects more feasible.

For landlords facing persistent arrears challenges, Bill 60 effectively recalibrates the system to restore balance.

Development Benefits: Faster Approvals for Multiplex Construction

Beyond the LTB changes, Bill 60’s development reforms are poised to accelerate small-scale intensification. Flexible zoning standards allow municipalities to adjust unit sizes, parking requirements, and built-form standards without lengthy bylaw amendments. This means more room for creativity and speed in designing multiplex projects.

Ministerial decision-making powers also reduce planning bottlenecks, making approvals less dependent on municipal interpretation. For landlords considering converting a single-family home into a multiplex—or expanding an existing building—this streamlined environment can dramatically improve feasibility.

Transit and infrastructure reforms further reduce administrative drag. Shorter notice periods for utility relocations, easements, and infrastructure adjustments may shave months off project timelines.

This is where planning tools like Toronto’s Development Application Review Dashboard and municipal intensification plans become relevant. These resources, such as the planning portal on the City of Toronto website, often signal future development hotspots and are now more powerful under Bill 60.

How Professional Property Management Supports Landlords Under Bill 60

In an environment where timelines are shorter, evidence requirements are stricter, and hearings carry higher stakes, the role of professional property management becomes more important than ever.

AVS Hospitality provides:

• Precise documentation

• Accurate N4 service

• Organized maintenance records

• Reliable rent collection

• Timely LTB filings

• Professional communications that hold up at hearings

Many landlords underestimate how vital documentation is under the new system. With tenants now required to provide advance notice and partial arrears payment before raising issues, property managers must maintain impeccable records. AVS Hospitality specializes in exactly this level of rigour—particularly important in multiplex settings where multiple households and service interactions must be tracked.

Landlords interested in how AVS Hospitality approaches these responsibilities can learn more on our AVS Property Management Services page.

The Bottom Line: Bill 60 Marks a Turning Point

Bill 60 is more than legislation—it is a policy signal. Ontario is acknowledging that the housing crisis cannot be solved unless the system encourages investment, protects good-faith landlords, and reduces operational risk.

For multiplex owners and small-scale landlords, the Bill represents:

• Faster arrears enforcement

• Fewer procedural loopholes

• Reduced tenant-side abuses

• Faster approvals for renovations and development

• Stronger incentives for reinvestment

• A more stable environment for long-term planning

In short, Bill 60 dramatically improves the business case for owning and upgrading rental housing in Ontario.

And for landlords seeking to operate professionally in this new landscape, AVS Hospitality remains a trusted partner—ensuring that every building, every file, and every notice is handled with precision.

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