Nova Scotia Landlord-Tenant Laws: Complete Guide for Property Owners

Nova Scotia's rental market is governed by the Residential Tenancies Act (RTA) (effective 1 November 1999), which establishes the rights and responsibilities of both landlords and tenants across the province. Recent legislative amendments in 2024 and 2025 have introduced significant changes to eviction timelines, rent caps, and security deposit claim processes.

Key Nova Scotia Rental Laws at a Glance

Security Deposits

Nova Scotia caps security deposits at half of one month's rent. Landlords must hold the deposit in a separate trust account at a recognized financial institution. Currently, the prescribed interest rate is 0%. No additional charges — such as pet deposits, cleaning fees, or key deposits — are permitted.

Landlords must return the security deposit, with interest, within 10 days of the tenancy ending. If claiming deductions, landlords must file a Form R (Security Deposit Claim Form) with the Director and the tenant within that same 10-day window. As of August 1, 2024, new online forms have streamlined the claim process.

For more detail, see our Security DepositsPreview unavailable deep dive.

Rent Increases

Nova Scotia introduced a temporary rent cap that has been extended multiple times and now runs through December 31, 2027. Effective January 1, 2026, annual rent increases are capped at 5%. Only one rent increase is permitted within any 12-month period. Landlords must provide written notice of a rent increase using the prescribed form (Form J) at the following intervals:

• Year-to-Year Lease: 4 months' notice before the anniversary date.
• Month-to-Month Lease: 4 months' notice before the effective date of the increase.
• Week-to-Week Lease: 8 weeks' notice before the effective date of the increase.

Rent cannot be increased during a fixed-term lease — increases may only take effect if a new lease is signed for a subsequent term, subject to the 5% cap.

For more detail, see our Rent IncreasesPreview unavailable guide.

Eviction Procedures

Effective April 30, 2025, Nova Scotia significantly reformed its eviction timelines for non-payment of rent:

Non-Payment of Rent

• Arrears Period: A landlord may issue a Notice to Quit (Form D) if rent remains unpaid for 3 full calendar days after the due date.
• Notice Period: Once served, the tenant has 10 calendar days to either pay the rent in full (which voids the notice) or file an application to dispute the notice.
• Application for Eviction: If the tenant does not pay or dispute within the 10-day window, the landlord may apply to the Director for an Order of Possession on the 11th day.

Problematic Behaviour (Effective April 30, 2025)

Landlords can now terminate tenancies for:

• Criminal behaviour by the tenant
• Disturbing other tenants or the landlord
• Creating an unsafe or unlivable environment
• Three or more late rent payments
• Extraordinary damage beyond normal wear and tear
• Behaviour seriously jeopardizing health and safety

For more detail, see our Eviction ProcessPreview unavailable guide.

Required Disclosures

Effective April 30, 2025, Nova Scotia landlords must provide:

1. Copy of the Residential Tenancies Act — within 10 days of the lease signing or start date (paper or electronic copy).
2. Signed copy of the lease — within 10 days of signing.
3. Landlord contact information — name, civic address, mailing address, phone number, and email address (if the tenant also provides an email address).

Failure to provide the RTA or a copy of the lease entitles the tenant to terminate the tenancy.

For more detail, see our Required DisclosuresPreview unavailable guide.

Lease Requirements

Nova Scotia requires all residential tenancies to use the provincial Standard Form of Lease (Form P). The statutory conditions in the Standard Form apply even if a different lease agreement or verbal agreement is used.

A lease must include:

• Full property address
• Names of all tenants and the landlord
• Monthly rent amount and due date
• Included utilities or services
• Lease start and end dates
• Security deposit amount
• Maintenance responsibilities
• Pet policies and additional rules

For more detail, see our Lease RequirementsPreview unavailable guide.

Maintenance and Habitability

Under the RTA, landlords must maintain rental units in a good state of repair and fit for habitation throughout the tenancy. This includes:

• Structural integrity (walls, floors, ceilings, foundations)
• Plumbing, heating, and electrical systems in proper working order
• Functional smoke detectors and secure locks
• Weather-tight windows and doors with adequate insulation
• Reliable heat, electricity, and hot/cold water
• Pest control
• Compliance with municipal building codes and public health standards

Landlords cannot turn off heat — even during rent disputes. Tenants may file an Application to the Director of Residential Tenancies if the landlord fails to meet these obligations.

For more detail, see our Maintenance ObligationsPreview unavailable guide.

Late Fees

Under Section 12(1A) of the Residential Tenancies Act, late payment penalties are strictly capped. A landlord may only charge a late fee if the rent is more than 15 days overdue. The fee is legally limited to a maximum of 1% of the monthly rent amount. Flat fees (e.g., $50) or daily penalties are prohibited if they exceed this 1% threshold.

For more detail, see our Late FeesPreview unavailable guide.

Recent Legislative Changes

Nova Scotia has been actively updating its tenancy laws. Key recent changes include:

Getting Started with Compliance

Managing compliance across Nova Scotia's evolving regulatory landscape can be challenging. Landager helps landlords track their compliance status, manage lease terms, set security deposit return reminders, and stay updated when regulations change.

How Landager Helps

Managing properties in Nova Scotia requires navigating a rapidly evolving legislative landscape, particularly with the introduction of the 5% interim rent cap and shortened eviction timelines. Landager's comprehensive platform protects NS landlords by automating the strict 4-month notice requirement for rent increases aligned with the tenancy anniversary date. Furthermore, the platform tracks the precise 3-day arrears window before a Form D can be legally served, ensuring your compliance is never in question. From managing security deposit trust account records to facilitating the 10-day return timeline, Landager provides a digital safety net that shields you from the complexities of the Residential Tenancies Program.

Explore more Nova Scotia compliance topics:

• Security DepositsPreview unavailable
• Eviction ProcessPreview unavailable
• Required DisclosuresPreview unavailable
• Rent IncreasesPreview unavailable
• Lease RequirementsPreview unavailable
• Maintenance ObligationsPreview unavailable
• Late FeesPreview unavailable