Winter maintenance is a legal duty, not optional
Ontario landlords do not choose whether to maintain rental properties in winter. The Residential Tenancies Act, 2006 requires that a landlord maintain the premises in a state of good repair. That duty does not pause when the temperature drops. Winter in Brampton means snow, ice, and sustained cold. The law treats all three as conditions the landlord must manage.
A tenant cannot waive this duty. A lease clause that shifts winter maintenance to the tenant is void. The Landlord and Tenant Board will not enforce it. This is true even if the tenant agreed to it in writing, even if they offered to do the work, and even if they signed a lease that says otherwise.
Winter maintenance failures are among the most common complaints the Board hears. A landlord who ignores them faces repair orders, rent abatement awards, and damage to their reputation with future tenants. The cost of winter maintenance is always lower than the cost of a tribunal hearing.
Heating: temperature minimums are fixed by law
Ontario sets a minimum indoor temperature that landlords must maintain. From September 1 to June 15 each year, a landlord must ensure the rental unit reaches at least 21 degrees Celsius (about 70 degrees Fahrenheit) during the day, between 6 a.m. and 11 p.m. At night and early morning, between 11 p.m. and 6 a.m., the minimum is 18 degrees Celsius (about 64 degrees Fahrenheit).
These are not targets or averages. They are minimums that must be met in every room where a tenant lives or sleeps. A unit that drops below these temperatures, even for a few hours, is in breach. Brampton winters regularly test this standard. A furnace that fails in December is not a minor repair; it is an emergency.
The tenant must allow access for heating system inspection and repair. They cannot refuse entry or demand notice beyond what the lease requires. But the landlord must provide heat. If the heating system fails, the landlord must repair or replace it promptly, not wait for spring.
Snow and ice: removal is the landlord's responsibility
A landlord must remove snow and ice from common areas and from any area the tenant must cross to enter or exit the unit. This includes walkways, stairs, ramps, parking areas, and driveways. The duty applies to every snowfall and every freeze-thaw cycle that creates ice.
The standard is not perfection. The law does not require the landlord to clear snow within one hour of it falling or to salt every surface. The standard is that the area must be safe for a person using ordinary care. A walkway with packed snow that is slippery is not safe. A staircase with ice is not safe. A parking lot where ice has formed in the wheel ruts is not safe.
Brampton receives an average of 130 centimeters of snow per winter season. Most falls in December, January, and February. A landlord who waits for a thaw or who clears only after a tenant complains is not meeting the standard. Snow removal must be planned and regular.
The tenant is not responsible for clearing common areas, even if the lease says so. A lease clause that shifts snow removal to the tenant is void. However, a tenant may be responsible for clearing snow from a private patio or deck that is part of their unit and not shared with others, if the lease clearly assigns that duty and the tenant agreed.
Furnace and heating systems must be serviced before winter
A landlord should have the heating system inspected and serviced before the heating season begins, typically in August or September. This is not a legal requirement in Ontario, but it is the standard of care. An inspection catches problems before they become emergencies.
If a tenant reports that heat is not working, the landlord must respond immediately. "Immediately" means within hours, not days. A tenant without heat in January is in a state of emergency. The landlord must arrange for a repair technician to visit, assess the problem, and begin repairs or replacement the same day if possible.
If the repair will take time, the landlord may need to provide temporary heat, such as a portable heater or space heater, while the permanent system is being fixed. The cost of temporary heat is the landlord's responsibility, not the tenant's.
- Have the furnace inspected before September 1 each year
- Keep the contact information for a 24-hour emergency repair service
- Respond to heat complaints on the same day they are reported
- Document all repairs and service calls with dates and costs
- Replace filters and perform routine maintenance as the manufacturer recommends
What tenants must do in winter
Tenants have responsibilities too. A tenant must not block or obstruct heating vents, radiators, or baseboards. They must allow the landlord access to inspect and repair the heating system. They must report problems promptly, not wait weeks or months.
A tenant must also use reasonable care with snow and ice on their own unit. If the lease assigns them responsibility for a private patio or deck, they must clear it. If they create a hazard, for example, by leaving water running that freezes on a walkway, they may be liable for injuries.
However, a tenant cannot be held responsible for snow and ice on common areas, stairs, or walkways. Those are always the landlord's duty. A lease that says otherwise is unenforceable.
Tenants can request maintenance requests for heating problems through the landlord's system. The request should describe the problem, the location, and the date it was first noticed. A written record protects both parties.
Winter inspections catch problems early
A landlord should inspect rental properties before winter arrives. Walk the grounds and check for drainage problems, roof damage, or cracks that could let water in. Inspect the heating system. Check that gutters and downspouts are clear. Look for areas where ice might form or where snow removal will be difficult.
During winter, a landlord should conduct periodic inspections to confirm that snow and ice removal is happening and that the property is being maintained. This is especially important for multiplex and duplex properties where multiple units share common areas.
Property inspections create a record. If a tenant later claims the landlord failed to maintain the property, the inspection notes and photographs are evidence that the landlord was attentive. They also protect the landlord if a tenant is injured and claims the property was unsafe.
Document every inspection with the date, the condition of the property, any problems found, and the date repairs were completed. Keep photographs. This record is valuable if a dispute arises.
Winter maintenance costs are predictable
Winter maintenance is not free, but the costs are predictable and manageable if planned. Snow removal contracts in Brampton typically cost between $500 and $2,000 per season for a single-family home, depending on the property size and the number of snowfalls. A apartment property management or condo unit in a shared building may have lower per-unit costs because the expense is divided among many tenants.
Furnace servicing costs between $150 and $300 per year. An emergency repair or replacement can cost $1,000 to $5,000, but this is rare if the system is maintained. Salt and sand for walkways cost $200 to $500 per season for a small property.
These are typical ranges. Your number comes from your site. A landlord should budget for winter maintenance as part of the annual operating cost of the property. It is not an unexpected expense; it is a known cost that occurs every year.
Landlords who use property maintenance services can shift these costs and the coordination work to a professional. The manager arranges the snow removal contract, schedules furnace inspections, and responds to tenant complaints. This reduces the landlord's time and stress.
If winter maintenance fails, tenants have remedies
A tenant who does not receive adequate heat or whose walkway is not cleared can file a complaint with the Landlord and Tenant Board. The Board can order the landlord to repair the problem, to pay the tenant compensation for the time the unit was uninhabitable, or to abate the rent.
Rent abatement is a percentage reduction in the tenant's rent for the period during which the problem existed. If a unit had no heat for two weeks in January, the Board might order a 20 or 30 percent rent abatement for that month. The tenant keeps the reduction; the landlord loses the income.
A tenant can also repair the problem themselves and deduct the cost from rent. If the landlord fails to provide heat and the tenant buys a portable heater, the tenant can deduct the cost of the heater and the electricity from their next rent payment. The tenant must notify the landlord in writing before doing this.
A tenant injured by a fall on ice or snow can sue the landlord for damages. If the landlord knew the walkway was icy and did not clear it, the landlord is liable. These lawsuits are expensive and damage the landlord's reputation.
The simplest and cheapest approach is to maintain the property properly from the start. Winter maintenance is not optional. It is a legal duty that protects the landlord from complaints, disputes, and liability.