Lease agreement generator.

Which lease do you actually need?

The most common search that lands here is for an Ontario standard lease in PDF form. This generator does not produce that form, and the notice at the top of the page says so. The Government of Ontario's guide to the standard lease says it is required for most residential tenancy agreements signed on or after April 30, 2018, and that it does not apply to care homes, sites in mobile home parks and land lease communities, most social and supportive housing, certain other special tenancies and co-operative housing. If you are a landlord renting a house, apartment or condo in Toronto or anywhere else in Ontario, your starting point is the government form (known as form 2229E, in the Central Forms Repository), not a generic template. Download the current version from the government, since the guide is updated from time to time (the copy checked for this page was last updated in October 2025).

So what is this tool for? It builds a plain residential lease for situations the Standard Lease does not cover: tenancies in other provinces where there is no mandatory form, exempt tenancy types, or a first draft that you will take to a lawyer or paralegal. It is a conversation starter, not a substitute for the prescribed form.

What the generated lease contains

You enter the landlord and tenant names and addresses, the date, the property address, the monthly rent, a security deposit amount, the start and end dates, any utilities included and the governing jurisdiction. The PDF then sets out nine numbered clauses:

• Premises: the address leased to the tenant.
• Term: from the start date to the end date, unless ended earlier under applicable law.
• Rent: the monthly amount, payable in advance on the first day of each month.
• Security deposit: the amount paid, held and returned as provincial or state law requires.
• Utilities and services: whatever you typed in the utilities box.
• Use of premises: private residence, no illegal activity, kept clean.
• Maintenance and repairs: the landlord handles major repairs and the tenant reports problems and makes no structural alterations without written consent.
• Quiet enjoyment.
• Governing law: the jurisdiction you entered, with mandatory local law prevailing over any conflicting term.

A signature row for landlord and tenant ends the document. Everything is generated in your browser and nothing is uploaded.

Fill in the utilities box

If you leave the utilities field blank, the clause says "Utilities are allocated as described in Schedule A". The tool does not create a Schedule A. Either write the arrangement in the box (for example "Heat and water included; tenant pays electricity and internet") or attach your own schedule before anyone signs.

Ontario rules a template can get wrong

Even when the Standard Lease does not apply, many of the Residential Tenancies Act, 2006 rules cannot be contracted away, and a few are easy to miss when you use a generic template.

• Deposits. Section 105 says the only security deposit a landlord may collect is a rent deposit under section 106. Under section 106 the deposit cannot be more than the lesser of one rent period's rent and one month's rent, must be asked for on or before entering the tenancy agreement, earns annual interest at the rent increase guideline, and is applied to the last month's rent. A damage deposit or pet deposit is not permitted; the standard lease has a separate section for a key deposit, which the law limits. If you use the "Security deposit" field for an Ontario tenancy, treat it as a rent deposit only.
• Copy of the lease. Under section 12, if the agreement is in writing the landlord must give the tenant a copy signed by both within 21 days after the tenant signs and returns it. Until that happens the tenant's obligation to pay rent is suspended.
• Receipts. Under section 109 a landlord must give a tenant, free of charge on request, a receipt for any rent or other payment.
• Void terms. The Ontario guide lists examples of terms that cannot be enforced even if signed, such as a ban on pets (although a landlord can require compliance with condominium rules), a ban on guests or roommates, deposits or fees the Act does not permit, and making the tenant pay for repairs that are the landlord's responsibility. The generated lease contains none of these, and you should not add them.
• Electronic signing. The Ontario guide says the landlord and tenant can sign the standard lease electronically if both agree.
• No automatic move-out. The guide notes that the end of the term does not by itself mean the tenant has to leave or sign a renewal.

Worked example: a fixed-term draft

Suppose an owner in another province rents out a basement suite for 1,650 dollars a month from 1 January to 31 December, with water included. They enter the rent as 1,650 per month, the utilities as "Water included; tenant pays electricity", the start and end dates and the province as the jurisdiction. The generated lease says rent is payable in advance on the first of each month and that the lease is governed by the residential tenancy laws of that province, with mandatory provisions prevailing.

What this template leaves out

It has no pet, smoking, parking, guest, subletting or assignment clauses, no rent increase terms, no early termination clause, no inspection and entry rules, no insurance requirement and no move-in condition report. Those matter in practice. A rent-to-own arrangement is a different contract again, normally combining a lease with an option to purchase, and this generator does not create the purchase side. Commercial leases are also separate: the Ontario government has its own guidance on renting commercial property, apart from the residential rules.

Related tools

Keep a paper trail with the receipt generator for rent payments, add your signature with the sign PDF tool, and make a loan to a family member or tenant official with the promissory note generator.