Ontario’s Big Housing Shake Up: Changes under the Fighting Delays, Building Faster Act, 2025.

The Fighting Delays, Building Faster Act, 2025 (the, ‘Act’), received Royal Assent on November 27, 2025, and will change many different laws. Some changes are not yet in effect such as those to be integrated into the Residential Tenancies Act, 2006 (the, ‘RTA’) affecting the rules for landlords and tenants. Some critics say certain changes under the new Act may weaken some protections and give the province too much control. Understanding these changes helps Ontarians know what to expect in the coming years.

Faster Development and Construction

The Act gives the provincial government more tools to move housing and infrastructure projects forward quickly. It also reduces some steps that used to slow down approvals at the city level.

One major change is that the Minister of Municipal Affairs and Housing have more freedom to approve developments even if they do not fully follow provincial policies. This could make it easier for the province to support large or urgent housing projects.

The Act also allows certain small changes to building plans without going through a long approval process. This means builders can make small adjustments without waiting months for permission, which can speed up construction.

Ministerial Zoning Orders, often called MZOs, are another tool the province uses to fast-track development. The Act makes the MZO process even quicker by reducing some technical steps and allowing the Minister to impose deadlines if a project becomes stuck.

The Act also makes development charges more predictable. These are the fees developers pay for things like roads and sewers around new housing. Cities must now create a clear policy explaining what developers must provide themselves and what the city will cover. This is intended to reduce confusion, extra costs, and arguments between cities and builders.

Altogether, these changes aim to reduce delays so that new homes, roads, transit stations, and infrastructure can be built sooner.

Changes for Renters and Landlords

The Act brings significant changes to the landlords and tenants, especially for eviction processes. These changes are intended to reduce the large backlog at the Landlord and Tenant Board.

If a tenant misses rent, the landlord can start the eviction process after only seven days. Previously tenants had fourteen days to pay what they owed before an eviction application could be filed. This means tenants have less time to catch up.

Another change affects situations where landlords or close family members want to move into a unit. If the landlord gives at least 120 days’ notice, they no longer need to pay the tenant one month’s rent as compensation. This could make these types of evictions cheaper for landlords.

If a tenant wants to raise repair issues or other complaints during a hearing for nonpayment of rent, they must now pay half of the outstanding rent before the hearing begins. This rule is meant to prevent last minute complaints used only to delay the case, but it may also make it harder for tenants who genuinely need to raise issues.

The time to appeal or request a review of a Landlord and Tenant Board decision is also shorter from 30 days down to only 15 days. Tenants and landlords must act quickly if they want to challenge an order.

A proposal to end automatic month to month renewals at the end of a lease was removed after strong public criticism. This means tenants still keep their security of tenure and cannot be forced out simply because their fixed term lease ends.

These changes make the system faster and more predictable, but they also place more pressure on tenants to act quickly and stay on top of deadlines.

What This Means for Different Groups?

For Residents and Homebuyers

Ontarians may see more housing being built more quickly. This could eventually help moderate home prices and provide more rental options. Residents may also notice projects approved more quickly than before because there are fewer steps and fewer opportunities to challenge them. Some people may welcome this, while others may feel local voices are losing influence in planning decisions.

For Developers and Builders

Developers benefit from clearer rules, faster approvals, and fewer delays. Costs become more predictable and the province can step in if a municipality is slow to act. This creates an environment where builders are more likely to move forward with housing projects.

For Renters

Renters will face shorter deadlines and stricter requirements in the eviction process. Falling behind on rent becomes riskier because the eviction process now moves faster. Renters will need to be more proactive and seek help quickly if issues arise.

For Landlords

Landlords gain more confidence that cases will be resolved faster at the Landlord and Tenant Board. The changes may encourage more people to rent out secondary units or invest in rental housing.

For Municipalities

Cities must adjust to a system where the province has greater control over planning. Some local rules may no longer apply if they conflict with provincial priorities. Municipalities must also create clear policies on development charges, which will require significant work and coordination.

The Bottom Line

The Act is one of the most significant housing and rental reform laws Ontario has seen in years. The government’s aim is to speed up building and reduce delays everywhere from planning departments to the Landlord and Tenant Board. The hope is that faster processes will increase housing supply and support Ontario’s long-term growth.

However, faster processes also mean less time for review, fewer local decision-making powers, and tighter timelines for tenants facing eviction. Some see this as necessary to solve the housing crisis, while others fear it will create new problems.

What is certain is that the Act will change how Ontario builds and rents homes for years to come. Understanding these changes helps residents prepare for a rapidly shifting housing landscape.

Reach out today to schedule a free 15-minute consultation and get clear guidance on what the new Act means for you!