Rental addendums landlords should know

A lease addendum is a supplementary document added to a tenancy agreement that clarifies or expands on terms not covered in the standard lease. Addendums are legally binding when both parties sign them, provided the terms do not conflict with provincial tenancy law. They give landlords a clear, written record of agreed-upon conditions and reduce the risk of disputes during or after a tenancy.

This guide covers seven of the most commonly used addendums in Canada, plus a brief overview of additional addendums landlords may find useful.

Smoking Addendum

Provincial legislation in BC and Ontario bans smoking in indoor public spaces but does not automatically prohibit it in individual rental units. For a landlord to enforce a non-smoking policy, it must be included in the lease or a signed addendum.

A smoking addendum specifies which types of smoke are prohibited, typically tobacco, cannabis, and vaping or e-cigarettes, any exceptions to these rules, whether cannabis cultivation is also prohibited, and the consequences for violation. Without this addendum, a landlord has limited grounds to act on smoking-related issues in the unit.

Subletting Addendum

Subletting is permitted under standard leases in both BC and Ontario, but the grounds on which a landlord may accept or refuse a proposed subletter are not detailed in most standard forms. A subletting addendum fills this gap by specifying the process a tenant must follow to request subletting approval, the landlord's right to conduct credit and background checks on proposed subletters, the grounds for refusal, and the consequences of subletting without permission, which typically include ending the tenancy.

Form K Addendum (BC Strata Properties)

This addendum is specific to BC rental properties in strata corporations. It confirms that the tenant has received the strata corporation's bylaws and rules, and agrees to comply with them as a condition of the tenancy. It also specifies what happens if the tenant violates strata rules, including fees, denial of access to shared facilities, or liability for costs incurred. Without a Form K addendum, the landlord may be held responsible for penalties arising from the tenant's non-compliance with strata bylaws.

Rent Payment Expectations Addendum

Standard leases specify the rent amount, payment frequency, and due date, but may not address late payments, NSF fees, or the mechanics of pre-authorized payments in sufficient detail. A rent payment expectations addendum provides clarity on NSF fees and associated bank charges, the requirement that funds remain available in the account until withdrawn, holiday processing delays, and a clear explanation of the 10-day notice to end tenancy timeline and dispute process. This addendum is particularly useful for landlords who want to avoid ambiguity around payment logistics.

Crime-Free Housing Addendum

Most standard leases in Canada contain nothing about criminal activity on the premises. A crime-free housing addendum allows a landlord to issue a notice to end tenancy based on evidence of criminal activity by the tenant or their guests, without waiting for a criminal conviction. It typically states that any criminal activity on the premises, whether by the tenant or their guests, is grounds for termination, and that the addendum supersedes the tenancy agreement in the event of any conflict. This addendum does not replace provincial tenancy law and must be applied within its boundaries, but it provides an explicit written basis for action in difficult situations.

Suite Painting and Wallpapering Addendum

Tenants often assume they can paint or decorate their unit as they choose. A suite painting and wallpapering addendum makes clear that the tenant must have written permission from the landlord before altering paint colours or applying wallpaper, must return the unit to its original condition or an agreed-upon state at the end of the tenancy, and is responsible for the cost of any approved painting or wallpapering. Most standard leases in Canada contain nothing on this subject, and without an addendum, a landlord has limited recourse if a tenant repaints without permission.

Tenant Insurance Addendum

Tenant insurance protects renters against damage to their personal belongings, accidental damage to the unit, and third-party liability. While not legally required in most provinces, some landlords choose to make it a condition of tenancy. A tenant insurance addendum sets out the types of loss the tenant could be personally liable for, confirms that the landlord is not responsible for damage to the tenant's belongings, and may require the tenant to provide proof of a current policy. This addendum encourages tenants to protect themselves and creates a written record of the tenant's acknowledgement of their liability.

Other Addendums Landlords Commonly Use

Lost or damaged keys: documents the key deposit amount, conditions for its return, and rules around copying or lending keys.

Additional occupants: specifies that only the named tenants may occupy the unit, and that unauthorized occupants are grounds for termination.

Appliance care: clarifies that the tenant is responsible for repair costs if damage results from misuse of appliances, as opposed to normal wear.

Legally required disclosures: covers items such as lead-based paint, asbestos, or mould that must be disclosed before signing. These can be included directly in the lease, but a separate addendum is also acceptable.

Pet addendum: sets out conditions beyond the standard pet deposit, including permitted types and number of pets, rules around behaviour, and cleaning requirements at move-out.

Option to purchase: allows the landlord to give the tenant the right to purchase the property at the end of the tenancy, with the agreed price and transfer conditions documented.

Creating Addendums on liv.rent

On liv.rent, landlords can create custom addendums, upload existing ones, or access standard addendum templates directly within the platform. All addendums can be edited to suit the specific tenancy and included alongside the lease agreement for digital signing. This removes the need to manage addendums separately or outside the platform.

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