Who Is Responsible for Snow Removal on a Rental Property?

Every winter, the same question comes up in Ontario rental households: whose job is it to shovel the snow? The answer depends on the type of property, the lease agreement, and provincial law — and getting it wrong can lead to fines, injuries, and lawsuits.

This guide explains the rules clearly, covering apartment buildings, single-family rentals, condo corporations, and shared-responsibility scenarios. If you're a landlord, property manager, or tenant in Ontario, this is what you need to know.

The Residential Tenancies Act and Snow Removal

Ontario's Residential Tenancies Act, 2006 (RTA) is the primary law governing landlord-tenant relationships. Section 20(1) of the RTA requires landlords to maintain rental units and the residential complex in a good state of repair and fit for habitation, and to comply with health, safety, housing, and maintenance standards.

Snow and ice accumulation on walkways, stairs, parking areas, and entrances is a safety hazard. Under the RTA's maintenance obligations, the landlord is generally responsible for ensuring common areas and exterior areas are safe — which includes winter maintenance.

However, the specifics depend on the property type.

Apartment Buildings and Multi-Residential Properties

For apartment buildings, the answer is straightforward: the landlord is responsible for all snow and ice removal on the property.

This includes:

• Parking lots — all tenant and visitor parking areas
• Walkways and pathways — from the building entrance to the sidewalk and parking areas
• Entrances, lobbies, and steps — all building entry points
• Emergency exits — fire exits must be accessible at all times
• Adjacent sidewalks — under Toronto's bylaw, the property owner must clear sidewalks next to their property within 12 hours

Tenants in apartment buildings are not responsible for exterior snow removal unless the lease explicitly assigns a specific, limited area (and even then, the landlord retains ultimate liability under the OLA).

Most apartment building landlords hire professional snow removal companies to handle winter maintenance. This is the standard of care that courts expect — and it's far more reliable than asking a superintendent to shovel a large property alone.

Single-Family Rental Houses

This is where it gets more complicated. For single-family homes that are rented out, the responsibility for snow removal depends on what the lease says and what's reasonable.

When the Lease Assigns Snow Removal to the Tenant

Many leases for single-family rental homes include a clause requiring the tenant to handle snow removal for the driveway, walkways, and adjacent sidewalks. This is generally enforceable in Ontario, provided:

• The clause is clearly written in the lease
• The tenant has reasonable ability to perform the work (i.e., they're not elderly or disabled)
• The landlord provides necessary tools or the lease specifies the tenant will obtain them

However, even when the lease assigns snow removal to the tenant, the landlord retains liability under the Occupiers' Liability Act. If someone slips and falls on the property and the tenant hasn't cleared the snow, the injured party can still sue the landlord. The landlord might have a claim against the tenant for breach of the lease, but that doesn't prevent the initial lawsuit.

When No Lease Clause Exists

If the lease is silent on snow removal — which is common with older or informal leases — the responsibility defaults to the landlord under the RTA's general maintenance obligations. The landlord must ensure the property is safe and habitable, which includes clearing snow and ice.

The Smart Approach for Landlords

Regardless of what the lease says, landlords who own single-family rental properties should seriously consider hiring a professional snow removal service. Here's why:

• Liability protection — You can't control whether your tenant shovels on time. A professional service with GPS tracking and documentation protects you regardless.
• Tenant satisfaction — Including snow removal in the rent is a selling point that attracts and retains good tenants
• Property preservation — Professional deicing with products like Green Ice Melter protects driveways, walkways, and landscaping from road salt damage
• Bylaw compliance — Toronto's 12-hour bylaw applies to the property owner, not the tenant. If the sidewalk isn't cleared, the fine goes to you.

Condo Corporations

Condominiums in Ontario operate under the Condominium Act, 1998. Snow removal responsibility in condos is typically divided as follows:

Common Elements

The condo corporation is responsible for maintaining all common elements, which typically includes:

• Parking lots and underground garage entrances
• Main walkways and pathways
• Building entrances and lobbies
• Visitor parking areas
• Shared driveways

Most condo boards hire professional snow removal companies to handle common element winter maintenance. This cost is included in monthly condo fees.

Exclusive-Use Common Elements

Some condos have exclusive-use common elements — areas that are technically common property but assigned for the exclusive use of a specific unit owner. Examples include townhouse-style driveways, front walkways to individual units, and private patios.

The condo declaration and bylaws determine who is responsible for maintaining these areas. In many condo corporations, the snow removal service covers exclusive-use areas as part of the overall contract. In others, the unit owner is responsible for their exclusive-use areas.

Check your condo declaration and bylaws, or ask your property manager.

Individual Units (Freehold Townhouses in Condo Plans)

Freehold townhouses within a condo plan are sometimes responsible for their own snow removal if the condo declaration excludes individual driveways and walkways from the common element maintenance. This is increasingly common in newer developments.

Shared Responsibility Scenarios

Some situations create shared or ambiguous responsibility:

• Upper/lower duplexes — If both units share a single entrance, walkway, or driveway, the landlord is typically responsible (since neither tenant "controls" the common area)
• House with a basement apartment — The landlord is responsible for common areas and exterior paths used by both the main unit and basement tenants
• Rooming houses — The landlord is responsible for all exterior maintenance, including snow removal
• Commercial/residential mixed-use — The building owner is responsible for all common exterior areas

When responsibility is ambiguous, it almost always falls on the property owner — because the Occupiers' Liability Act cares about who controls the premises, not who lives there.

Toronto-Specific Bylaws

In Toronto, additional rules apply beyond provincial legislation:

• Sidewalk clearing — Property owners must clear sidewalks adjacent to their property within 12 hours after snowfall ends. This applies to the property owner, not the tenant. Read our full bylaw guide.
• Fines — Non-compliance can result in fines and the City clearing the sidewalk at the owner's expense
• Accessibility — Cleared paths must be wide enough for wheelchair and mobility device access

What Happens When Nobody Clears the Property

If snow and ice accumulate and nobody takes action, the consequences can be severe:

• Slip-and-fall injuries — Leading to lawsuits under the Occupiers' Liability Act
• Municipal fines — For bylaw non-compliance
• Tenant complaints — Tenants can file a T6 application with the Landlord and Tenant Board if the landlord fails to maintain the property
• Rent reduction orders — The LTB can order rent reductions if a landlord fails to meet maintenance obligations
• Insurance implications — A liability claim on an uncleared property can affect your insurance premiums for years

How Professional Snow Removal Protects Landlords

For landlords managing one property or fifty, professional snow removal is the simplest way to eliminate winter liability risk:

• Automatic service — No need to check weather, make calls, or hope your tenant shovels
• GPS-documented proof — Timestamped records of every service visit, available if you ever need them for a legal defense
• Eco-friendly deicing — Green Ice Melter protects your property investment (driveways, walkways, landscaping) from the damage caused by road salt
• Flat-rate budgeting — One predictable cost per property, per season. No surprises.
• Bylaw compliance — Service is triggered automatically, usually completing well before the 12-hour deadline

Monster Plowing Company offers residential seasonal packages designed for exactly this situation. Whether you own a single rental house or a portfolio of properties, we provide the same level of service, documentation, and protection.

Get Your Rental Properties Protected

Don't leave winter maintenance to chance — or to a tenant who may or may not shovel. A flat-rate seasonal contract from Monster Plowing Company covers everything: plowing, walkway clearing, Green Ice Melter application, GPS tracking, and automatic dispatch.

With over 18 years of experience, 90+ plow trucks, 200+ snowfighters, and 12 consecutive Consumer Choice Awards, Monster is the GTA's most trusted snow removal company. We serve 700+ seasonal clients and 900+ contracted sites across Toronto and Scarborough from our two yards on Cartwright Avenue and Birchmount Road.

Contact us for a free quote and protect your properties before winter arrives. Visit our FAQ page for common questions, or explore our summer property maintenance through Monster Property Services.