Landlords’ Responsibilities for Fire Safety in Ontario

If you own a rental property in Ontario, fire safety is not just “good practice”—it is the law. The Ontario Fire Code and the Residential Tenancies Act (RTA) set clear expectations for what landlords must install, check, document, and maintain to keep tenants safe. Getting this right protects people, reduces liability, and preserves the value of your investment. Below is a practical guide, written for Ontario homeowners and small landlords, that walks through the legal framework, day-to-day obligations, and smart habits that make compliance straightforward—and defensible.

The Legal Framework (What Rules Apply)

Three pillars govern fire safety in rentals:

• Fire Protection and Prevention Act & Ontario Fire Code (O. Reg. 213/07): Technical requirements for alarms, egress, fire safety plans, inspections, and record-keeping.
  
  

• Carbon Monoxide Alarm Amendments (O. Reg. 194/14): Specific duties to install and test CO alarms, and to provide manufacturer instructions to tenants.
  
  

• Residential Tenancies Act (RTA): The general duty to keep the property in good repair (s.20), plus entry-with-notice rules so you can legally access units to test and maintain life-safety devices.

Smoke Alarms: What Landlords Must Do

Ontario requires working smoke alarms on every storey and outside all sleeping areas in every dwelling—rented or owner-occupied. As the owner, you are responsible for installation and maintenance to ensure they work. Disabling alarms is prohibited. Municipal fire services and the Ontario Association of Fire Chiefs repeatedly stress that landlords are responsible for compliance and can face significant fines for violations.

Practical Tips

• Use hard-wired alarms with battery backup where feasible.
  
  

• Replace units at manufacturer end-of-life (often 10 years).
  
  

• Keep a testing log (date, unit, result, action taken) to demonstrate diligence.

Carbon Monoxide (CO) Alarms: Where, When, and How

If a dwelling has any fuel-burning appliance, a fireplace, or an attached garage, CO alarms are mandatory. Landlords must install and maintain them, test annually and at each change of tenancy, and provide the manufacturer’s instructions to tenants. Several municipalities and the province outline these exact duties, reflecting O. Reg. 194/14 under the Fire Code.

Record-keeping: Keep written proof of installations, replacements, and tests (helpful if there is ever a complaint or inspection). Some municipalities explicitly require written test records.

Fire Safety Plans: Do You Need One?

Many multi-residential buildings must have a written, approved Fire Safety Plan (FSP) that covers evacuation procedures, staff duties, drills, and maintenance checks. The plan must be kept on site in an approved location and implemented, not just written. Common residential scenarios that trigger FSP requirements include larger or multi-tenant occupancies; your local fire department will confirm applicability under Division B, Section 2.8 of the Fire Code.

What to include (at a minimum): Roles, alarm/evacuation procedures, site plans, system testing schedules, and tenant communication procedures.

Maintaining Life-Safety Systems (Part 6 Duties)

Beyond alarms, the Fire Code requires you to inspect, test, and maintain building life-safety equipment on defined schedules, with records retained:

• Fire alarm systems: Inspected and tested annually to CAN/ULC-S536, with verification of new/altered systems to CAN/ULC-S537; keep reports on site.
  
  

• Emergency lighting and exit lighting: Monthly function checks and annual duration tests, with written records. The Code specifies checks (e.g., pilot lights), and Ontario guidance summarises the monthly/annual cadence.
  
  

• Portable fire extinguishers: Monthly visual checks, annual inspections by a certified technician, and periodic hydrostatic testing by type.
  
  

Good practice: Consolidate all logs—alarms, CO devices, emergency lights, extinguishers—into one binder per property, and back it up digitally.

Building Features, Housekeeping, and Egress

Even perfectly tested equipment will not help if exits or fire doors fail in an emergency. Landlords must ensure:

• Exits, corridors, and stairwells are clear of obstructions.
  
  

• Fire doors (including suite doors in many multi-unit buildings) self-close and latch, and are not propped open.
  
  

• Exit signs and emergency lighting are operational at all times. Provincial and municipal guidance emphasise these basics as part of routine compliance.

Tenants’ Role (and How to Enforce It Professionally)

Tenants must not disable alarms, and should promptly report issues. Ontario fire authorities note that while tenants have responsibilities, owners remain liable for overall Fire Code compliance. A short, friendly handout at move-in—explaining how smoke/CO alarms work, how to test them, and what to do if they chirp—reduces nuisance calls and risk.

Accessing Units Legally to Test and Maintain

To test alarms or perform fire-safety maintenance, the RTA allows landlords to enter with written notice given at least 24 hours in advance, stating the reason, the date, and a time of entry between 8 a.m. and 8 p.m. (Emergencies are exempt.) The Landlord and Tenant Board provides plain-language guidance on these rules.

Penalties for Non-Compliance

Ontario takes Fire Code violations seriously. The Ontario Association of Fire Chiefs notes that landlords can face immediate fines and, upon conviction, substantial penalties—including up to $50,000 and/or imprisonment for individuals, and up to $100,000 for corporations. Beyond fines, non-compliance can affect insurance and civil liability.

A Simple Compliance Checklist

• At turnover: Test smoke and CO alarms; replace batteries/devices as needed; record it; give tenants the CO manufacturer instructions.
  
  

• Monthly: Visual check of extinguishers; emergency lighting quick test; verify exits and door closers; document all.
  
  

• Annually: Fire alarm inspection to CAN/ULC-S536; emergency lighting duration test; CO alarm test; update the Fire Safety Plan (if required) and run drills.
  
  

• Always: Keep logs and verification reports on site and ready for inspection.

The Bottom Line: Protect People, Reduce Risk, and Strengthen Your Sale Position

Diligent fire safety is about more than avoiding fines—it is about safeguarding lives, preserving your assets, and demonstrating that your property is well-run. Landlords who can produce clean logs, current inspection certificates, and a clear Fire Safety Plan (where required) have fewer emergencies, fewer disputes, and less risk during insurance or legal reviews.

Thinking about selling? Fire-safe, well-documented properties show better, appraise better, and inspire confidence in buyers. The Johnson Team—led by Jeff and Liz Johnson—combines deep market knowledge, creative marketing, and meticulous preparation to help homeowners sell smoothly, quickly, and profitably. If you are considering a sale, contact The Johnson Team today to speak with an agent, organise pre-listing advice (including practical staging and compliance touch-ups), and position your home for an exceptional result.