Tenant Privacy and Security Cameras in Ontario: What’s Legal?

Security cameras are one of the most common tools landlords use to protect their properties. They deter vandalism, document damage, and help ensure tenant safety. But in Ontario, landlords must balance property protection with tenant privacy.

Installing cameras without understanding what the law allows can lead to complaints, legal action, or orders from the Landlord and Tenant Board (LTB) to remove them. Here is what Ontario landlords need to know about using security cameras legally and responsibly.

1. Privacy Rights Under the Residential Tenancies Act

Ontario’s Residential Tenancies Act (RTA) and the Personal Information Protection and Electronic Documents Act (PIPEDA) both recognize a tenant’s right to reasonable privacy inside their home.

This means:

1. Landlords cannot install cameras inside a rental unit or in any way that captures footage from inside a tenant’s private space.
2. Cameras may be permitted in common areas such as entrances, hallways, laundry rooms, garages, and exterior spaces, but only for legitimate security purposes.

Footage that reveals how a tenant lives inside their unit or records them without consent would be considered a breach of privacy under Ontario law.

2. Cameras Inside Units Are Never Allowed

A landlord is not permitted to install or monitor a camera inside a rented apartment or house, even if it is used only for maintenance or inspection. The tenant’s home is legally their private space, and continuous video surveillance is a violation of the RTA.

Hidden or visible cameras in bedrooms, bathrooms, kitchens, or living areas are considered an invasion of privacy. Even temporary recording during maintenance visits requires advance notice and consent.

If a landlord installs a camera inside a unit without authorization, the tenant can file an application with the LTB under section 29(1) of the RTA for interference with reasonable enjoyment. The Board may order the removal of the camera, issue a fine, or grant a rent rebate.

3. Exterior and Common-Area Cameras

Landlords can install cameras in shared or public areas for security purposes, but these installations must follow clear rules:

1. Visible placement: Cameras should be installed openly, not hidden. Tenants have the right to know they are being recorded in common spaces.
2. Legitimate purpose: The intent must be security, property protection, or preventing vandalism, not monitoring tenants’ daily activities.
3. No audio recording: In most cases, landlords should disable audio functions, since recording conversations can violate privacy laws.
4. Limited view: Cameras should capture entrances, hallways, or exterior points, not directly aim at windows or balconies that belong to private units.
5. Data retention: Keep footage only as long as necessary for the security purpose, typically 30 to 60 days, and restrict access to authorized individuals only.

Municipal property standards and condominium bylaws may also add local rules for surveillance in multi-unit buildings.

4. Notice and Transparency

Landlords must be transparent with tenants about camera placement and purpose. While Ontario’s privacy laws do not require written consent for cameras in public areas, best practice is to provide written notice when surveillance is installed or updated.

The notice should include:

1. Locations of cameras and areas covered
2. Purpose for surveillance (security, vandalism prevention, etc.)
3. How long footage will be retained
4. Contact information for inquiries about privacy concerns

Clear communication prevents disputes and helps establish trust.

5. Tenants Installing Their Own Cameras

Tenants sometimes install cameras or smart doorbells for personal safety. This is generally permitted if:

1. The device is placed inside the unit and records only their own space.
2. A doorbell or peephole camera faces outward and does not record shared spaces beyond the tenant’s door.

However, tenants cannot install cameras in hallways, lobbies, or shared outdoor areas without the landlord’s consent. Doing so may violate other tenants’ privacy and building policy.

6. What the Landlord and Tenant Board Has Said

The LTB has addressed camera disputes in several cases. The general trend is that cameras are acceptable only when they serve a legitimate security purpose and do not record tenants in private areas.

• In TST-05651-18 (Re), the Board ruled that cameras aimed directly at a tenant’s door without justification interfered with reasonable enjoyment.
• In TSL-66392-15 (Re), the Board accepted that cameras in shared hallways were permissible when used to document vandalism and access points, provided tenants were informed.

These decisions show that context matters. Cameras used for security are allowed, but those used to monitor or intimidate tenants are not.

7. Best Practices for Ontario Landlords

Landlords who want to use cameras legally should follow these steps:

1. Conduct a purpose assessment before installation. Confirm that the reason is valid and related to security or property protection.
2. Avoid hidden surveillance. Cameras should always be visible and accompanied by signage.
3. Notify tenants in writing about locations and intent.
4. Disable audio features unless specifically required for lawful purposes.
5. Store footage securely and limit access to designated personnel.
6. Review footage retention policies regularly to stay compliant with privacy standards.

These practices protect landlords from legal disputes and demonstrate compliance with both the RTA and privacy legislation.

Final Thoughts

Security cameras can help landlords safeguard their investments, but they must never come at the expense of tenant privacy. The key distinction is between reasonable security and personal monitoring.

At Royal York Property Management, we balance both priorities. Our team installs and manages surveillance systems in compliance with Ontario’s privacy laws, ensuring every property remains secure while respecting tenants’ rights. From camera placement to tenant communication, our processes meet legal standards and uphold transparency.

Protecting property and privacy can go hand in hand when managed correctly.

Contact Royal York Property Management to learn how we keep Ontario rentals safe, compliant, and professionally managed.