Last Month Interest Payment

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Your interest payment based on last month's deposit is now available in your account. If you have lived in your unit since 2012, you may qualify for a 6.65% rent reduction. To receive this, you must proactively apply to Akelius Canada Ltd., as they will not send out reminders. The reduction begins on your move-in anniversary. Please refer to your Landlord and Tenant Board order for more information, ORDER TSL-49237-14


Akelius Canada Ltd. has no legal responsibility to notify tenants of an AGI reduction:

I have reviewed the current Ontario legislation and Landlord and Tenant Board (LTB) requirements regarding Above Guideline Increases (AGIs).

The short answer is: No. Under the current Residential Tenancies Act (RTA), a landlord is not legally required to send a new "reminder" notice to tenants when an AGI expires. However, they are legally obligated to automatically reduce the rent on the date specified in the original LTB Order.


Here is the detailed breakdown of the legal responsibilities for multi-residential companies in Ontario:

1. The Original LTB Order is the "Notice"

When an AGI for capital expenditures is approved, the LTB issues a formal Order. By law (RTA Section 129), this Order must include:

  • The specific percentage of the increase attributed to the capital work.
  • The exact date on which that portion of the rent increase must be removed (the end of the "weighted useful life" of the repair).

Because the landlord is required to provide a copy of this Order to affected tenants at the time it is issued, the law considers the tenant to have been "informed" of the future reduction date at the outset.

2. The Failed "1.5x Penalty" Legislation (Bill 82)

In late 2025, there was a legislative push (Bill 82, 2025) to force landlords to provide a secondary notice to tenants when the reduction date approached. The bill proposed that:

  • Landlords must notify tenants of the upcoming reduction.
  • Failure to do so would require the landlord to reimburse 1.5 times any overpayment.

Status: This bill was ruled out of order and did not become law. Consequently, the "responsibility to inform" remains tied solely to the initial LTB Order, and no reminder is required in 2026.

3. Automatic vs. Manual Reductions

While the company doesn't have to remind you, they must stop charging the extra amount.

  • The Landlord's Duty: Under Section 129, the landlord "shall" reduce the rent on the specified date. If a multi-residential company's accounting system fails to trigger this reduction, they are in breach of the Act.
  • The Tenant's Remedy: If the company continues to collect the higher rent, you can file a Form T1 (Tenant Application for a Rebate of Money the Landlord Owes). You have 12 months from the date of the first overpayment to file this claim.

4. Common Point of Confusion: Property Tax Reductions

It is important to distinguish AGI expirations from Automatic Rent Reductions due to Property Tax decreases.

  • If a municipality decreases property taxes by more than 2.49%, the municipality sends a notice to the landlord and the tenants.
  • In this specific case, the landlord is required to provide a notice if they choose to challenge the reduction; otherwise, the reduction is automatic. This is often why tenants believe a "notice" is required for all types of rent decreases.

Summary Table: AGI Expiration Responsibilities

Action

Requirement

Send a reminder notice of expiration

No

Provide a copy of the original LTB Order

Yes (at the time of the hearing/order)

Automatically reduce rent on the expiry date

Yes

Reimburse overpayments if missed

Yes (via Form T1)




Notice of Mandatory Rent Reduction (AGI Expiration)


To: Akelius Canada Ltd.
533 College Street
Toronto, Ontario M6G 1A8

Attention: Ms. Shameeza Mohamed (Property Administrator)


Date: ____________________________, 2026


RE: MANDATORY RENT REDUCTION – 111 Lawton Blvd., Toronto, ON M4V 1Z9

REFERENCE LTB CASE #: TSL-49237-14


Dear Ms. Mohamed,

This letter serves as formal notice regarding the expiration of the Above Guideline Increase (AGI) granted under LTB Order TSL-49237-14.

Under Section 129 of the Residential Tenancies Act, 2006, a landlord is legally required to reduce a tenant’s rent on the date specified in the LTB Order. As the capital expenditure portion of the rent increase from the aforementioned case has now reached its expiry, the rent for my unit must be reduced by 6.65%.

Please find the details regarding my tenancy and the required adjustment below:

  • Tenant Name: ________________________________________________

  • Apartment Unit: ______________________________________________

  • Effective Date of Rent Reduction: _______________________________

  • Current Monthly Rent: $________________________________________
    _
  • New Monthly Rent (Minus 6.65% AGI): $___________________________


I expect this reduction to be reflected in my next scheduled rent payment. If my rent is paid via Pre-Authorized Debit (PAD), please ensure your accounting department adjusts the withdrawal amount immediately to prevent an overpayment.

If this mandatory reduction is not applied, I reserve the right to file a Form T1 (Tenant Application for a Rebate of Money the Landlord Owes) with the Landlord and Tenant Board to recover any overpaid funds, as well as the cost of the LTB filing fee.

Please provide written confirmation to the email or unit address below that my account has been updated to reflect the legal rent.

Sincerely,

Signature: _____________________________________________________


Email/Phone: __________________________________________________

 

LINK TO CASE TSL-49237-14


Part 1: Tenant Rent Reduction Calculation Sheet

Use this sheet to find the exact numbers for your letter. The LTB Order for Case TSL-49237-14 requires a 6.65% reduction.

Step 1: Determine your Current Rent

Write down the total monthly rent you are paying right now.

Current Rent: $_________ (A)

Step 2: Calculate the 6.65% Reduction Amount

Multiply your Current Rent by 0.0665.

(A) $_________ x 0.0665 = $_________ (B)

(This is the amount your rent will drop by)

Step 3: Calculate your New Rent

Subtract the Reduction Amount (B) from your Current Rent (A).

(A) $_________ – (B) $_________ = **$_________ (Your New Rent)**


Proof of Service: I recommend each tenant keeps a photocopy of their signed letter. If delivering by hand to a drop-box, take a photo of the envelope going in. If sending by email, use "Request a Read Receipt."


 




 

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