My kid starts school in Toronto in January. How early should we start looking for a rental?
Swipe for the 1 minute answer
Wait until the holidays and you're mostly picking from what others passed on.
- 01Early Nov: budget, neighbourhoods, documents
- 02Mid-Nov to mid-Dec: view and apply same day
- 03Before Dec 20: sign, pay deposit, get receipt
- 04Holidays: watch what's left, expect slow replies
- 05Early Jan: get keys, photograph every room
- 01Passport, study permit, proof of enrolment
- 02Bank statements or proof parents pay
- 03No Canadian credit? Bring a guarantor
Say 24 hours. If the landlord signs in that window, you're committed. Don't apply on a place you're unsure about.
It only covers the last month's rent, not damage. Don't send money before you've seen the unit and know who the landlord is.
Each one changes the search. Tell Yifei your situation and he'll tell you straight what to do.
Ask YifeiFor a January 2027 start in Toronto, begin viewing places in mid-November and aim to sign a lease before December 20. Most units available for January 1 only come on the market around November, because the current tenant usually has to give the landlord 60 days' written notice before moving out. After December 20, landlords and agents are on holiday, replies slow down, and the choice gets thin.
Why mid-November to December 20
- Too early doesn't help. A unit you see in October usually needs someone in November or December. Landlords won't hold it empty for two months.
- November is when January units appear. A tenant leaving at the end of December has to give notice by early November, so that's when landlords start advertising.
- Things stop after December 20. In all his years of buying and selling, Yifei sees the same quiet stretch every year, from about December 20 to January 20. Rentals slow down the same way.
- People looking in winter tend to be serious. If you like a place, apply that day.
A simple timeline
Documents for international students
Landlords want to know the rent will be paid on time. A student with no local job or credit history needs a strong file.
- Passport, study permit, and an admission letter or proof of enrolment
- Bank statements, or proof that parents are paying
- An internship or job offer, if there is one
- A Canadian credit report if the student has one; if not, a parent or local relative as guarantor
- A reference from a previous landlord, if available
What Yifei has seen
Right before a recent school term, a client listed a condo for rent and got just one viewing over several days. School was about to start and most students had already found places. Landlords who start late miss out, and so do students.
Then there are students who come prepared. One senior international student doing a co-op placement in Toronto wanted a lease through graduation, had good credit, and was moving in with a roommate. The landlord felt comfortable as soon as the application came in.
One more thing: rental applications are often irrevocable for a set time, such as 24 hours. If the landlord signs within that window, you're committed. Don't apply on a place you're unsure about.
Before you sign
- Use Ontario's Standard Lease. Most residential tenancies signed on or after April 30, 2018 are required to use it.
- Deposits: a rent deposit can be no more than one month's rent, and it can only be used for the last month's rent, not for damage. The law also limits the amount and use of a key deposit, so ask how it is returned when you hand the keys back.
- Don't send money before you've seen the unit and know who the landlord is. Keep the ad, texts, payment records and deposit receipts, and don't sign anything you don't understand.
- Once you move in, the landlord generally needs to give 24 hours' written notice to enter, stating the reason and the time, between 8 a.m. and 8 p.m. Emergencies and entry with your consent are exceptions.
Frequently asked questions
Is December too late to start looking for a January rental?
Not too late, but there's less to choose from and less room to negotiate. Many landlords are away after December 20 and replies can take days. Start in mid-November if you can.
What if my child has no Canadian credit score?
Use a parent or local relative as a guarantor, and include bank statements, proof of enrolment and any job offer. In a shared unit, a roommate with good credit helps too.
What if we sign for a year but want to leave when the term ends?
Talk to the landlord first and put any agreement to end the lease in writing. You can also ask about assigning the lease to someone else; that needs the landlord's consent, and the landlord can't refuse without a good reason. Before signing, ask how renewal works when the term ends. For specifics, check the LTB website or ask a lawyer.
Want advice for your own situation?
Which school, what budget, shared or on their own: each one changes the search. Tell me your situation and I'll tell you straight what to do. Reach Yifei (RE/MAX) at efay.ai.
Sources
- Ontario, guide to the Standard Lease: https://www.ontario.ca/page/guide-ontarios-standard-lease
- Ontario, renting in Ontario, your rights: https://www.ontario.ca/page/renting-ontario-your-rights
- Landlord and Tenant Board, A Guide to the Residential Tenancies Act: https://tribunalsontario.ca/documents/ltb/Brochures/A%20Guide%20to%20the%20Residential%20Tenancies%20Act.html
- Landlord and Tenant Board, Information for New Tenants: https://tribunalsontario.ca/documents/ltb/Brochures/Information%20for%20New%20Tenants.html