Leases move fast in Toronto, and the paperwork is easy to rush. These are the documents involved and the details that cause the most back-and-forth on the files I coordinate.
Two documents, two jobs
- OREA Form 400, Agreement to Lease (Residential): the offer and acceptance between landlord and tenant, with the main terms.
- Ontario's standard lease: the government's Residential Tenancy Agreement. The province says it's required for most residential tenancy agreements signed on or after April 30, 2018.
Form 400 doesn't replace the standard lease. Plan for both from the start.
The other paperwork
Depending on the side you represent and your brokerage, a lease file can also include a rental application, representation documents and a confirmation of co-operation and representation (Form 324). Your brokerage decides the exact package.
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Details that cause the most back-and-forth
- Start date vs rent due date: a tenancy can start mid-month while rent is due on the 1st. Agree on how the first partial month is calculated and write it down.
- Deposits: first and last month's rent, and any key deposit, with who holds them and when they're due.
- Inclusions: parking, locker, appliances and utilities, matching the listing.
- Co-op compensation: it can differ by lease length. Read the listing and the agent's instructions instead of assuming.
- Special terms: pets, furnishings or repairs before move-in. Draft only what the agent instructs and flag anything that may need legal review.
Closing out a lease file
A complete lease file holds the signed agreement, any amendments, the deposit receipt and the signed standard lease, sent through the channel your brokerage approves.
Common questions
Can the standard lease be skipped if Form 400 is signed?
No. Form 400 is the agreement to lease; the standard lease is still required for most residential tenancies. Check Ontario's guide for exceptions.
Who prepares the standard lease?
Ontario requires landlords to use it for most residential tenancies. On agent-led deals it's often prepared as part of the file. Follow your brokerage's process.
Do leases need deposit tracking too?
Yes. Rent deposits and key deposits should be tracked until the office confirms receipt, just like a sale.
General information only, not legal advice.
