In short
- Ontario's Residential Tenancies Act makes the landlord responsible for keeping a unit in a good state of repair and fit for habitation, including when the tenant knew about the problem at signing.
- Ottawa's Rental Housing Property Management By-law gives landlords 24 hours to respond to an urgent service request and 7 days for a non-urgent one.
- Between tenants, a repainted room runs $400–$950 in HomeStars' Ottawa guide, and patching or caulking $85–$120/h.
- The tenant is responsible for undue damage, which is the argument a photo-dated walk-through settles.
Typical prices in Ottawa
| Job | Typical range | Notes |
|---|---|---|
| Painting or touch-ups, per room | $400–$950 | HomeStars Ottawa handyman guide; small touch-ups cost less |
| Small painting, per room or area, plus materials | $200–$400 | HomeStars Gloucester, Ottawa page |
| Drywall patching, caulking, minor carpentry, by the hour | $85–$120 | HomeStars Ottawa handyman guide |
| Minor repairs around the home | $75–$150 | HomeStars Gloucester, Ottawa page |
| Door installation or window fix | $250–$900 | HomeStars Ottawa handyman guide |
Sources. Prices: HomeStars, How Much Does a Handyman Cost in Ottawa?, updated 21.08.2026, seen 29.10.2026; HomeStars, Handyman in Gloucester, Ottawa, seen 29.10.2026. Rules: Landlord and Tenant Board, Interpretation Guideline 5, Breach of Maintenance Obligations, seen 29.10.2026. City of Ottawa, Rental Housing Property Management By-law, guide for landlords, seen 29.10.2026. Ontario, Your rights when starting home renovations or repairs, seen 29.10.2026.
The walk-through that makes the list
Turnover repairs start with the walk-through on the day the keys come back. Take photos of every wall, every door, the tub and sink edges, windows and floors, wide shots and close ones. Each photo is a line on the list, and it is also a record: the Landlord and Tenant Board decides disputes about undue damage, and a dated photo does most of the talking.
Send the list in order of room. The company that calls will price from the photos and ask about anything it cannot see. Twelve small jobs make one visit. Booked separately they make twelve minimum charges.
What a turnover list usually holds
Most lists are made of the same items: filled holes and scuffed walls, a repainted room or the whole unit, fresh caulk at the tub, sink and backsplash, a door that sticks, a missing stop, a loose handle, brackets for blinds, a bent curtain rod. The pages that go deeper are drywall repair, caulking and grout, door and trim repair and weatherstripping and drafts.
Painting is the large line. HomeStars prints $400 to $950 per room in its Ottawa handyman guide, with touch-ups costing less, and $200 to $400 per room or area plus materials on its Gloucester page. The spread depends on wall condition, ceiling height and the number of coats a colour change needs.
Who is responsible for what
Under the Residential Tenancies Act the landlord is responsible for providing and maintaining the unit in a good state of repair and fit for habitation. The Board’s guideline adds that this applies even if the tenant knew of the disrepair before signing. A tenant who applies to the Board over a breach has one year from the breach to do so.
Tenants are responsible for undue damage they, their occupants or their guests cause. The line between damage and wear is where most turnover arguments sit. Photos from move-in on the file shorten it.
Ottawa’s by-law adds response times
Ottawa has its own layer. The Rental Housing Property Management By-law (No. 2020-255) requires landlords to have a service request procedure with verbal, written and electronic text options. Urgent requests get a response in 24 hours. Non-urgent requests get 7 days. The record of each request holds the date and time, the unit, the description, the action and the outcome, and a By-law Officer can ask to see it.
The unit is empty at turnover, so clear the open requests then.
Timing the visit
An empty unit lets the company run the repairs in the order that works: patch first, then sand, then paint, then caulk and hardware. Tell the company how many days you have between the keys coming back and the next move-in, and ask when it can fit the list. Condos and apartment buildings add a booking for the elevator, so send the building manager’s details with the request.
The written quote
Ask for a quote that names the work and materials, the total, start and finish dates, and who cleans up. Ontario wants any home repair contract over $50 in writing, and an estimate made part of that contract limits the bill to 10% above it unless you agree to new work. Put the paint colour and finish in the quote too. For ranges across jobs see handyman cost in Ottawa.
Who works the unit
The desk sends the turnover list to one independent local company. That company calls, prices the unit and does the work on its own prices, minimums and dates.
Questions to ask the company
- Can you work from my photo list, and price the unit before the tenant moves out?
- Is the paint included, and which finish do you use on trim and ceilings?
- How many hours of work do you expect for this unit, and what is your minimum visit?
- Can you send a before and after photo set I can keep with the unit file?
- If you find something outside the list, will you stop and call before you add it?
Have this ready for the call
- The unit address, floor, and the date you get the keys back
- Dated photos from the move-out walk-through, wide and close
- The paint colour and finish already on the walls, or a chip
- Access: lockbox, building manager contact, elevator or loading booking
- A short list of what the previous tenant reported during the tenancy
Questions people ask
Who pays for wall damage at the end of a tenancy?
The Landlord and Tenant Board’s guideline says the tenant is responsible for undue damage caused by the tenant, occupants or guests, under section 34 of the Act. Dated photos from move-in and move-out decide most disputes, so take them before any repair starts.
Can a unit be repaired while a tenant is still living in it?
Entry needs notice. The Board’s guideline says a landlord may enter for an inspection on 24 hours’ notice, and the Act sets the rules for other entry. Check them with the Board, and tell the company only the dates the tenant has agreed to.
How fast must I answer a tenant's repair request in Ottawa?
Ottawa’s by-law gives 24 hours for urgent requests, such as a loss of vital services, security problems, accessibility equipment or anything that makes the unit uninhabitable. Other requests get 7 days. Landlords must also keep a record of each request for By-law Officers.
Is a small turnover job worth a visit on its own?
Often the answer is to wait and batch. HomeStars lists minimum charges among the factors in Ottawa pricing, and several jobs priced together share one travel and setup cost. Send the whole unit as one list a week before the keys return.
What should a repair list for a rental unit include?
Wall holes and scuffs, caulk at tub and sink, loose or missing hardware, door stops and strikes, sticking doors, light cover plates, blind and curtain rod brackets. Add photos. The company will price what it can see and call about the rest.
