Ontario Commercial Disclosures: Landlord Obligations

Unlike residential tenancies, Ontario's Commercial Tenancies Act (CTA), which became effective on January 1, 1990, does not prescribe a detailed list of mandatory disclosures. Commercial lease negotiations are governed primarily by common law principles and specific statutes related to environmental liability, accessibility, and zoning. Landlords typically include disclosure provisions in the lease through representations and warranties.

Statutory vs. Lease-Based Disclosures

Environmental Disclosures

Ontario has robust environmental legislation that affects commercial properties:

Environmental Protection Act (EPA)

• Landlords must disclose known environmental contamination on the property
• Failure to disclose can result in liability under the polluter pays principle
• Phase I and Phase II Environmental Site Assessments (ESAs) are commonly required for commercial transactions

Brownfield Sites

• Properties on the Environmental Site Registry must disclose contamination history
• Record of Site Condition (RSC) may be required for property use changes
• Tenants should request copies of environmental reports as part of due diligence

Best Practice

Include environmental representations and warranties in the lease requiring the landlord to disclose:

• Known contamination on or near the property
• Previous industrial uses that may have caused contamination
• Any outstanding environmental orders or investigations
• Copies of Phase I/Phase II ESAs if available

Accessibility Disclosures (AODA)

The Accessibility for Ontarians with Disabilities Act, 2005 (AODA) imposes obligations on commercial properties:

• Public-facing commercial spaces must meet Ontario Integrated Accessibility Standards
• Common area accessibility requirements (ramps, automatic doors, signage)
• Landlords of multi-tenant buildings must ensure common areas are accessible
• New construction and major renovations must comply with accessibility standards in the Ontario Building Code

Disclosure Obligations

• Landlords should disclose the current accessibility status of the building
• Identify any non-compliant areas and planned remediation
• Specify responsibility for accessibility upgrades in the lease (landlord vs. tenant)

Zoning and Permitted Use

While not a specific CTA requirement, prudent practice dictates:

• Landlords should confirm that the tenant's intended use is permitted under municipal zoning bylaws
• The lease typically includes the landlord's representation that the premises may be used for the stated purpose
• Tenants should conduct their own zoning due diligence before signing

Hazardous Materials

Under the Occupational Health and Safety Act (OHSA):

• Landlords must disclose the presence of known hazardous materials (asbestos, lead paint, mold)
• Asbestos surveys may be required for buildings constructed before the mid-1980s
• Landlords must provide tenants with information about hazardous materials that may affect their employees

Operating Cost Disclosures (NNN Leases)

For triple net and similar leases where tenants pay operating costs:

• Landlords should provide a budget or estimate of operating costs before lease execution
• During the lease term, landlords typically provide annual operating cost statements
• Tenants often negotiate the right to audit operating cost statements
• Common area maintenance (CAM) charges should be clearly itemized

Property Tax Disclosures

In NNN leases:

• Landlords should disclose the current property tax assessment
• Potential reassessments that could significantly increase the tenant's share
• Any tax appeals in progress
• The allocation method for multi-tenant buildings

Building Condition

Prudent disclosures include:

• Age and condition of major building systems (HVAC, roof, elevator, plumbing)
• Planned capital improvements that may disrupt the tenant's business
• Building code compliance status
• Any outstanding work orders from municipal authorities

Best Practices for Ontario Commercial Landlords

1. Be transparent — Non-disclosure of material facts can lead to lease rescission or damage claims
2. Include representations and warranties — Address environmental, zoning, and condition issues in the lease
3. Conduct environmental assessments — Phase I ESA at minimum for any commercial property
4. Maintain AODA compliance — Keep up with accessibility requirements
5. Provide operating cost details — Transparency builds tenant confidence and reduces disputes
6. Document building condition — Regular inspections and reports protect both parties

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How Landager Helps

Operating in Ontario’s commercial real estate market requires meticulous record-keeping and strict adherence to lease-specific disclosure requirements. Since commercial tenancies are primarily governed by contract law and the Commercial Tenancies Act, disputes are adjudicated by the Superior Court of Justice rather than the LTB, making precision in lease documentation and financial tracking paramount. Landager simplifies Ontario commercial management by providing a centralized repository for environmental assessments, AODA compliance records, and hazardous material disclosures. Our platform automates the tracking of NNN operating cost reconciliations and property tax allocations, ensuring transparency and mitigating the risk of costly litigation over building conditions or expense recoveries.