Tired of being a landlord in Ontario?
Sell your rental property in Ontario, tenants, repairs, deferred maintenance and all. We buy occupied rentals as-is for cash.
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- 2Get a Cash Offer
- 3Close & Get Paid
Step 1
Submit Our Lead Form or Call / Text Us
Step 2
Get a Cash Offer
Step 3
Close and Get Paid
Done Being a Landlord in Ontario? You Can Sell the Rental, Tenants and All.
The repairs that never end, the 11 p.m. call about a leak, chasing rent that shows up late or not at all, another file at the Landlord and Tenant Board, at some point the income stops feeling worth the grind. If you're a tired landlord in Ontario who's ready to be done, you can sell your rental property to us for cash and walk away, whether the unit is occupied or empty.
We buy rentals across Ontario as-is, with the tenants still living there. You don't have to renovate, end the tenancy, or wait out a listing. We make a fair all-cash offer, take the property and its tenancy off your hands, and close on your timeline.
What's Wearing You Down as a Landlord
- Repairs and deferred maintenance stacking up faster than the rent covers
- Rent that arrives late, partial, or not at all
- Time and money lost to the Landlord and Tenant Board
- Managing a rental from another city, or another province
- A mortgage renewal, rising costs, or rates that have thinned your margins
- You'd rather have the equity in hand than another year of being on call
You Can Sell With the Tenants Still in Place
In Ontario a tenancy belongs to the unit, not to you. Under the Residential Tenancies Act, when a rental changes hands the lease and the tenants transfer to the new owner, who steps into your shoes as landlord under the same terms. You don't need vacant possession, and you don't need the tenant's permission to sell.
That's the part a lot of worn-out landlords don't realize: selling to an investor like us means the tenant simply stays put. We take over the lease, the last month's rent deposit, and the day-to-day at closing. Your name comes off the property, and the responsibility goes with it.
When an N12 Matters: and When It Doesn't
An N12 notice only comes into play when a buyer, or a buyer's close family member, plans to move into the unit for their own use. In that case the purchase triggers the notice: the tenant is entitled to at least 60 days' written notice ending on the last day of a rental period, plus one month's rent as compensation.
Selling to us, none of that is required, because we buy the property as an investment and keep the tenancy going. The tenant isn't displaced, so there's no N12 and no compensation to sort out. If a specific arrangement matters to you, tell us and we'll talk it through, and confirm any notice questions with a real estate lawyer.
Why Tired Landlords Sell Their Rentals to Us
- A fair, all-cash offer on your rental, usually within 24 hours
- Sell occupied, no ending the tenancy, no eviction, no vacancy gap
- As-is, including deferred maintenance and the repairs you've put off
- No realtor commissions, no listing fees, no open houses
- Close in as little as 7 days, or on a date that suits your plans
- We take on the lease, the deposit, and the tenant relationship at closing
Get Your Offer
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Sell One Rental or Your Whole Portfolio at Once
Some owners are ready to unload a single tired duplex; others want out of the landlord business entirely. We buy both, a lone condo you've rented for years, or a small portfolio of houses and units sold together in one transaction on one closing date.
Selling a group of properties at once means one negotiation, one lawyer's file, and one clean exit, instead of listing each unit and managing months of showings across all of them. Tell us what you own and we'll structure an offer for the whole thing.
Rentals We Buy Across Ontario
- Single-family rental homes and semi-detached houses
- Condos and apartment units with tenants
- Duplexes, triplexes, and small multi-unit buildings
- Basement and secondary-suite rentals
- Student rentals and rooming houses
- Small portfolios sold together in one deal
- Occupied or vacant, well-kept or badly worn
Capital Gains and CCA When You Sell a Rental
Selling a rental usually triggers capital gains tax on the increase in value since you bought it. As a general rule, half of the gain, the 50% inclusion rate, is added to your income and taxed. Inclusion rates and rules do change, though, so confirm the current figure with your accountant before you count on a number.
There's a second piece landlords often forget: if you claimed capital cost allowance (depreciation) against the rental income over the years, selling above the depreciated value can trigger CCA recapture, which is added back as income in the year of sale. We can also structure a deal with a Vendor Take-Back (VTB) mortgage or seller financing to spread proceeds over time. Always run the full tax picture past your accountant.
We Buy Tenanted Rentals As-Is: Deferred Maintenance Included
The roof that's near the end, the furnace you keep nursing along, the unit that needs a full turn between tenants, none of it has to be dealt with before you sell. We factor the condition into a fair, firm offer and take the property exactly as it stands.
You won't be coordinating contractors around a tenant's schedule or pouring money into a place you're trying to leave. We handle the repairs after closing; you're finished with it.
How Fast You Can Walk Away
Send us the address, the rent roll, and a rough sense of condition. We review it and bring you a fair all-cash offer, usually within 24 hours, with no financing conditions to fall through. We arrange one scheduled walkthrough, then our lawyer and yours handle the paperwork.
From accepted offer to closing can be as little as 7 days, and typically 7 to 15. You pick the date. Because we buy with the tenants in place, there's no vacancy period to wait out and no turnover to manage, the day it closes, you're no longer the landlord.
If you've decided you're done being a landlord, you don't have to fix the place up, wait out the tenants, or hand a chunk of your equity to commissions. Call or text 647-495-4260, tell us about your rental or your portfolio, and we'll make you a fair cash offer for the whole thing, anywhere in Ontario.
Quick Answers
Landlord, Eviction and LTB Questions: Answered Plainly
How do I evict a tenant in Ontario?
You can't evict a tenant yourself in Ontario. You serve the correct notice form, then apply to the Landlord and Tenant Board, only the Board can order an eviction, and the Sheriff enforces it. The process is slow, and this isn't legal advice, so confirm the steps with the LTB or a licensed paralegal. Prefer to skip it? We buy the tenanted unit as-is for cash.
What is an N4 notice in Ontario?
An N4 is the notice a landlord serves when rent goes unpaid. It gives a monthly tenant 14 days to pay the arrears; if they don't, you can apply to the Landlord and Tenant Board for a hearing. On its own it isn't an eviction order. Chasing arrears through the Board takes months, many tired landlords sell the tenanted rental to us instead.
What is an N12 notice in Ontario?
An N12 is the notice used when a landlord, or a purchaser who plans to move in, needs the unit for their own residential use. It generally requires at least 60 days' written notice ending on the last day of a rental period, and often a month's compensation. Rules changed recently, so confirm current requirements with the LTB. Sell to us and no N12 applies, we keep the tenancy going.
How long do LTB decisions take in Ontario?
The Landlord and Tenant Board is badly backlogged, with tens of thousands of open files. Getting an L1 non-payment hearing scheduled commonly runs several months, and personal-use or tenant applications can take longer still; the written order usually follows within about 30 days of the hearing. Timelines shift, so check current figures with the LTB. That wait is exactly why many worn-out landlords sell instead.
How quickly can a landlord evict a tenant in Ontario?
Rarely quickly. Even with a valid notice and a clear case, you still have to apply to the Landlord and Tenant Board, wait months for a hearing, get an order, and have the Sheriff enforce it, so a straightforward non-payment eviction often stretches well beyond half a year. If you can't wait that out, we'll buy the occupied rental as-is and close in as little as 7 days.
Can I sell my rental without evicting the tenant?
Yes. In Ontario a tenancy runs with the unit, so you don't need vacant possession to sell. The lease and the tenant transfer to us at closing and we step in as landlord on the same terms, no eviction, no vacancy gap, no fight at the Board. You get a fair cash offer, usually within 24 hours, and walk away from the property and the tenancy.
Do I have to give notice to sell a tenanted rental in Ontario?
No, you don't need to notify the tenant that you're selling or get their permission; the tenancy simply transfers to the new owner. If a buyer wants to view an occupied unit, you must give the tenant 24 hours' written notice of entry. Selling to us, the tenant stays put, so there's just one scheduled walkthrough and no disruption to their home.
I'm a burned-out landlord, what are my options?
You've got a few. Hand the property to a manager and keep collecting; try to end the tenancy through the Landlord and Tenant Board and sell empty, which can take months; or sell the rental occupied, as-is, and be done now. We buy single rentals and whole portfolios across Ontario for cash, tenants and deferred repairs included, no commissions, no fees, no open houses.
Common Questions
Frequently Asked Questions
How do I sell my rental property in Ontario when I'm done being a landlord?
Call or text 647-495-4260 and give us the address, the rent roll, and a rough idea of condition. We make a fair all-cash offer, usually within 24 hours, and buy the rental as-is with the tenants in place. You skip the listing, the repairs, and the vacancy, and can close in as little as 7 days.
Can I sell a rental with tenants in Ontario, or do they have to move out first?
You can sell with the tenants right where they are. Under the Residential Tenancies Act a tenancy runs with the unit, so the lease and the tenants transfer to us as the new owner at closing. You don't need vacant possession or the tenant's permission, we take over the tenancy and you're released from it.
What happens to the lease and the last month's rent deposit when you buy?
Both come with the property. The existing lease stays in force on the same terms, we step in as landlord, and the last month's rent deposit transfers to us at closing, usually as a credit adjusted by the lawyers on the statement of adjustments. Your obligations to the tenant end when the sale closes.
Do I have to give my tenant an N12 to sell my rental?
Not when you sell to an investor like us. An N12 only applies when a buyer or their close family intends to move into the unit, that triggers at least 60 days' notice and one month's rent in compensation. We keep the tenancy going, so there's no N12 and no compensation to arrange. Confirm specifics with a lawyer.
Can I sell more than one rental property at the same time?
Yes, we buy single rentals and small portfolios. If you're exiting the landlord business entirely, we can purchase several houses, condos, or units together in one transaction with a single closing date, instead of listing each one separately. Send us the list of what you own and we'll price the whole group.
Will I owe capital gains tax when I sell my rental in Ontario?
Usually, yes. A rental isn't your principal residence, so the gain in value since you bought it is generally taxable. As a rule of thumb, half of the gain, the 50% inclusion rate, is added to your income, but rates change, so confirm the current figure with your accountant before you rely on it.
What is CCA recapture and will it affect my sale?
If you claimed capital cost allowance, depreciation, against your rental income over the years, selling the property for more than its depreciated value can claw some of that back. This CCA recapture is added to your income in the year of sale, on top of any capital gain. Your accountant can calculate the exact impact before you sell.
Do I need to fix up the rental or finish repairs before selling?
No. We buy tenanted rentals as-is, deferred maintenance included, the aging roof, the tired furnace, the unit that needs a full turn. We factor the condition into the offer and handle the work after closing. You won't be scheduling contractors around a tenant or spending money on a place you're leaving.
How long does it take to sell a rental and stop being a landlord?
From accepted offer to closing can be as little as 7 days, and typically 7 to 15. Our offer is all-cash with no financing conditions, and because we buy with the tenants in place there's no vacancy to wait out. You choose the closing date, and that's the day you stop being the landlord.
What happens to my mortgage when I sell the rental?
The outstanding mortgage is paid off from the sale proceeds at closing through the lawyers, and any remaining equity goes to you. If you're carrying a rental that barely breaks even, selling promptly stops the monthly drain. We can close in as little as 7 days once the paperwork is ready, and your lawyer handles the payout.
My tenant hasn't paid rent in months, can I still sell the rental?
Yes. You can sell a rental that's behind on rent without first resolving it at the Landlord and Tenant Board. We buy occupied rentals as-is, including ones with arrears or an open LTB file, and factor the situation into a fair cash offer. You stop absorbing the shortfall the day it closes instead of waiting months for a hearing. Confirm any Board deadlines with a paralegal.
Is it faster to sell my rental than to evict the tenant in Ontario?
Usually, yes. Ending a tenancy through the Landlord and Tenant Board often takes many months between the notice, the hearing backlog, the order, and Sheriff enforcement. Selling the unit occupied skips all of that: we make a cash offer, usually within 24 hours, and can close in as little as 7 days, typically 7 to 15, with the tenant staying in place.
Can I sell if I've already filed an eviction application with the LTB?
Yes. An open file at the Landlord and Tenant Board doesn't stop you from selling. We take the property with its tenancy and current situation as-is, and our lawyer sorts the details with yours at closing. Whether you keep pursuing the application or drop it is your call, tell us where things stand and we'll price the rental accordingly.
What eviction forms do I need in Ontario, N4, N12, L1?
At a high level, an N4 is served for unpaid rent, an N12 for a landlord's or purchaser's own use, and an L1 is the application you file with the Landlord and Tenant Board after an N4. Getting them right matters, and this isn't legal advice, confirm with the LTB or a licensed paralegal. If the process feels like more than it's worth, we'll buy the tenanted rental instead.
Looking for a fast home buyer in Ontario?
We buy any home, multi-family property, land, industrial, or commercial property quickly and effortlessly.
Our team specializes in fast cash offers, creative solutions, and no realtor fees, helping you avoid the stress and delays of traditional real estate sales. Whether you’re facing financial challenges, a major life change, or just want to sell your property hassle-free, we’re here to help.
- Cash buyers in Ontario, Canada
- No realtor commissions or hidden fees
- Sell any property in any condition
- Close on your terms, as fast as 7 days
At Sell Your Property In Ontario, you stay in control. We make competitive offers so you can close when it works best for you and walk away with cash in hand, fast. With over 20 years of experience helping Ontario homeowners and property owners sell quickly, we are your trusted local cash buyers.
Call or Text: 647-495-4260