9 rules every tenant needs to know before renting in Montreal
Specifics of renting in Montreal
Before starting, it is important to note that lease regulations can vary depending on the province and even the city where you live in Canada.
Although many of these rules are common across the country, this article focuses specifically on the regulations of the province of Quebec. When I refer to the city of Montreal, apply these guidelines as general rules for all municipalities in Quebec.
Read also: “Montreal Neighborhoods: Discover the 4 main regions of the island and their contrasts”
1. Start dates and lease renewals
The first unique characteristic of renting in Montreal—and perhaps the most unusual for newcomers—is that the vast majority of residential leases begin on July 1. This is a historical custom stemming from older colonial-era laws designed to protect tenants from being evicted during the harsh Canadian winter.
Moving during winter is not pleasant. Carrying furniture and boxes in -20°C temperatures is highly challenging. If you have the flexibility, try to schedule your move to avoid mid-winter.
But what if you need to arrive in Canada outside of the July 1 window? Landlords can open exceptions. They will adjust your lease duration so that the contract runs for a full cycle (or slightly longer) until the next renewal alignment falls back onto July 1.
Read also: “How to find cheaper apartments for rent in Montreal”
2. Additional fees and utility costs
When renting an apartment in Montreal, you must check which utilities are included in your rent and which carry additional fees:
Heating costs (Chauffage)
Heating expenses in Montreal vary depending on the type of building and the heating source (electricity, gas, or oil). Some landlords include heating in the rent, while others require you to pay it separately.
In older, larger buildings, heating is often centralized and included in the rent. In modern or smaller buildings, individual baseboard heaters are typically connected to your own electrical account.
Read also: “Is Canada better prepared for extreme cold than the US?”
In Quebec, electric baseboard heating is the most common system.
 Golden Tip!Heating can become a significant expense during the winter (which lasts at least 5 months in Montreal). You can check the estimated annual energy costs of any residential address directly on the Hydro-Québec website before signing your lease. Simply enter the address and postal code to check the historical energy consumption of the unit. |
Hot water (Eau chaude)
Hot water heating is also powered by electricity, gas, or oil. In many cases, it is tied to your individual utility account. Always confirm who pays for the hot water tank (boiler) rental and heating.
Tenant insurance (Assurance habitation)
Most rental units in Canada require you to hold active tenant insurance. In Quebec, apartments are typically rented either unfurnished or semi-furnished (which means they include major kitchen appliances: stove, refrigerator, and sometimes a dishwasher and washer/dryer).
If you rent an unfurnished apartment, you bring your own appliances. Tenant insurance protects you and the landlord from damages resulting from fire, water leaks, or liability involving neighboring units. Fortunately, tenant insurance is very affordable, typically costing around $20 to $40 CAD per month for a standard apartment.
Condo fees and municipal taxes
Even if you rent a condominium unit, condo fees, property taxes, and school taxes are the sole responsibility of the owner. By law, landlords cannot bill you directly for these items.
Parking and storage lockers
Do not assume that an apartment automatically includes a parking space or storage locker. Parking in Montreal is highly sought after. Off-street parking spaces or indoor garage slots are typically rented as add-ons, costing anywhere from $50 to $200 CAD per month.
Read also: “Learn the difficult art of parking in Montreal: Complete Guide”
Electricity, water, and sewage
You must set up an account with Hydro-Québec for electricity. However, water and sewage services are funded through municipal taxes in Quebec, meaning residents do not receive separate water bills. Additionally, electricity rates in Quebec are among the lowest in North America.
3. Legal protections for tenants
Quebec has a dedicated government agency that regulates residential housing and mediates disputes between landlords and tenants: the Tribunal administratif du logement (TAL).
Quebec’s housing laws are generally tenant-friendly, placing strict limits on rent increases, evictions, and lease conditions.
4. Use the official Quebec lease form
By law, you have the right to receive a copy of the official, mandatory Quebec residential lease form (Bail de logement). This document is published by the government and contains standard clauses that outline your legal rights and obligations. Always insist on signing the official TAL lease form.
Read also: “Best cities to live in the province of Quebec”
5. Security deposits and down payments
Landlords in Quebec cannot legally require a damage deposit, key deposit, or first-and-last-month rent check. Under the Quebec Civil Code, the only payment a landlord can request in advance is the first month’s rent.
Newcomers and international students who lack a Canadian credit score or local references may face pressure from landlords to pay security deposits or offer multiple months of rent upfront as a guarantee. While doing so is technically illegal, many tenants agree to these terms voluntarily to secure housing in highly competitive markets. If you choose to offer a deposit, ensure you obtain a signed receipt that clearly outlines the terms of the return.
Using institutional property management companies (rather than private landlords) can help avoid deposit pressure, as their application processes are highly structured and strictly comply with TAL guidelines.
6. Protecting your personal data
When applying for an apartment, landlords often request background checks. However, landlords cannot require you to provide your Social Insurance Number (SIN), credit card number, passport number, health insurance number, or bank account details.
Read also: “How to get a Social Insurance Number (SIN) in Canada: Complete Guide”
They can request your name, date of birth, and previous address to run a credit check with your permission.
Read also: “How newcomers can protect themselves against scams in Canada”
7. Traceable payment methods
Avoid paying rent with untraceable methods like cash, pre-paid gift cards, or cryptocurrency. Always use traceable electronic options, such as Interac e-Transfers, post-dated checks, or direct deposits, to maintain clear proof of payment.
8. Run background checks on potential rentals
Beware of rental listings where the owner claims to be out of the country and requests money before you can view the property. This is a common rental scam.
To verify if a property listing is legitimate, you can cross-reference the owner’s name using Montreal’s municipal property assessment directory. Doing a quick web search on the management company is also recommended.
9. Avoid paying hidden processing fees
Landlords cannot charge “application fees,” “lease administration fees,” or “key deposit fees.” These are considered illegal surcharges under Quebec law.
Common questions about Montreal leases
How does lease renewal work?
In Quebec, residential leases renew automatically under the same terms unless the landlord sends a formal notice of change (such as a rent increase) or the tenant provides a written notice of non-renewal. You must notify your landlord 3 to 6 months before the end of the lease if you do not plan to renew.
How are rent increases calculated?
Landlords cannot increase rent arbitrarily. The TAL publishes guideline percentages every year, and landlords must send a written notice of increase 3 to 6 months before the lease ends.
The 2026 percentages
Here is the part that matters most if you already live here. In 2026 the TAL changed how the calculation works. Instead of issuing an annual “recommendation” as it used to, the tribunal now uses the three-year average of the Consumer Price Index as its main indexation criterion. The new method applies to every notice of lease modification served on or after January 1, 2026.
Under that change, the percentages applicable in 2026 are:
- 3.1% — baseline increase for units that have not undergone major renovations.
- 4.5% — for leases signed before April 1st.
- 6.7% — applies only to the services portion of the rent, in the case of seniors’ residences (RPA).
On top of the baseline percentage, the landlord can still add items specific to your unit: increases in insurance premiums, municipal and school taxes, and renovation work. Pay attention to that last one: under the new rules, a landlord can pass on up to 5% of renovation costs per year.
Use the TAL’s official calculation tool to check whether the increase you were offered actually adds up. It is free and takes five minutes.
Important: receiving a notice of increase does not mean you have to accept it. You have one month from receipt to refuse in writing. If you refuse and stay in the unit, it falls to the landlord — not you — to bring the case before the TAL.
What are the main tenant rules in Montreal?
- BBQs: Many apartment buildings restrict propane or charcoal grills on balconies due to fire hazards.
- Pets: Landlords can include “no pets” clauses in Quebec leases. Always check the lease terms regarding pets.
- Indoor Plants: Excessive indoor gardening can be restricted if it raises humidity levels and causes mold or water damage.
- Noise: Quiet hours are typically enforced after 10:00 PM.
- Smoking: Smoking tobacco or cannabis is prohibited inside most modern rental units, including on balconies.
- Shoes: Many buildings feature hardwood floors over wooden frames, meaning walking in outdoor shoes can create noise issues for downstairs neighbors.
- Cleaning: Pouring buckets of water on floors to wash them is highly discouraged, as water can easily seep through floorboards and damage ceilings below. Use damp mops instead.
- Pasting/Painting: You are not required to repaint the apartment when you move out, provided you return it in an acceptable, clean condition.
What are your main tenant rights?
- Repairs: Landlords must maintain the property in habitable condition and handle repairs for major appliances if they were included in the lease.
- Pest Control: The landlord must pay for exterminators if the building experiences pests (such as bedbugs or mice).
- Tax documents: Landlords must provide a Relevé 31 form by February every year, which is required to claim housing solidarity tax credits on your provincial income tax return.
For more information, consult the Quebec Government housing rights guide.
Final thoughts
Renting an apartment in a new country can feel intimidating due to language barriers and unfamiliar rules. Do not let these challenges stop you from standing up for your rights.
If you experience difficulties, contact a local housing committee for assistance or consult the Tribunal administratif du logement (TAL) for official information about your rights and obligations.
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Marco Vasconcelos
Brazilian, webmaster, and e-commerce specialist living in Montreal since 2018. Founder of Você no Quebec, sharing practical guides, housing tips, and real-life experiences in the province to help Brazilian and international newcomers transition smoothly.
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