You live an hour away from your rental. A neighbour texts you about someone dumping garbage by the side door, and your first thought is simple: put up a camera so you can see what’s going on.
It’s a reasonable instinct. However, landlord security cameras in Ontario sit at the intersection of property protection and tenant privacy, and getting the placement wrong can turn a security fix into a Landlord and Tenant Board (LTB) dispute.
In this guide, we walk through where cameras generally make sense, where they cross the line, which laws apply, and how to set up surveillance that protects your property without creating new problems.
This article is general information, not legal advice.
Why Cameras Raise Privacy Questions at All
Once you rent a unit, it becomes the tenant’s home. Under Ontario’s Residential Tenancies Act, 2006 (RTA), tenants have a right to reasonable enjoyment of their unit, and landlords can’t substantially interfere with it or harass them.
Privacy law also comes into play. The Office of the Privacy Commissioner of Canada (OPC) states that landlords must comply with PIPEDA, the federal private-sector privacy law, or substantially similar provincial legislation. Video footage that captures identifiable people counts as personal information.
So every camera decision comes down to one question: does this camera protect the property, or does it monitor the tenant’s life?
Where Cameras Generally Make Sense
In multi-unit buildings, cameras in shared spaces are common and often appropriate when there’s a genuine security purpose. Typical locations include:
- Main building entrances and exits
- Lobbies and mailbox areas
- Parking lots and garages
- Garbage and bike storage areas
- Shared laundry rooms (with care)
- The exterior perimeter of the building
The OPC has accepted extensive surveillance in the right context. In one investigation involving a building with 26 cameras covering entrances, hallways, laundry and storage areas, the OPC found surveillance appropriate given a documented history of break-ins, theft and vandalism.
Notice the key detail: the building had a documented problem. A clear, recorded reason is your strongest protection.
Where Cameras Cross the Line
Some placements are very likely to cause trouble:
- Anywhere inside a rented unit, including “just for maintenance” or while the unit is occupied.
- Cameras aimed at a tenant’s door, windows, or balcony, which can capture who comes and goes from their home.
- Hidden or disguised cameras in areas tenants use.
- Bathrooms, change areas, or any space where people reasonably expect complete privacy.
- Audio recording. Recording conversations you’re not part of can raise serious legal issues, including under the Criminal Code. Turn audio off by default.
The Single-Family Home Problem
This is where many small landlords get caught. When you rent out an entire house, the tenant typically has exclusive use of the whole property, including the yard and driveway.
In that situation, a landlord camera on the exterior isn’t watching a “common area.” It’s watching the tenant’s home. If you want exterior cameras on a fully rented house, the safest approach is to discuss it before the tenancy starts, put it in writing in the lease, and give the tenant control of the footage where possible.
What Happens If a Camera Goes Too Far
Tenants who feel watched can apply to the LTB using Form T2. Common grounds include substantial interference with reasonable enjoyment and harassment.
If the LTB agrees with the tenant, it can order the landlord to:
- Move or remove the camera
- Stop the harassing behaviour
- Pay a rent abatement
- Pay damages and out-of-pocket expenses
- Pay a fine to the LTB
Beyond the LTB, serious RTA violations can be prosecuted by Ontario’s Rental Housing Enforcement Unit. Under Bill 60, maximum fines for RTA offences doubled in July 2026 to $100,000 for individuals and $500,000 for corporations.
A Practical Checklist Before You Install
Following the OPC’s guidance on overt video surveillance, here’s the process we recommend:
- Define the problem. Write down the specific issue (break-ins, illegal dumping, package theft) and when it happened.
- Consider alternatives first. Better lighting, new locks, or motion sensors may solve the issue with less intrusion.
- Limit the field of view. Aim cameras at entry points and shared areas, not at unit doors or windows.
- Disable audio.
- Post clear signage wherever cameras record.
- Notify tenants in writing, covering camera locations, purpose, retention period, and who to contact with questions.
- Set a retention period and stick to it. Footage should be automatically deleted after a short, defined window unless it’s needed for an incident.
- Restrict access. Only authorized people should view footage, and only for the stated purpose.
- Review the setup periodically. If the original problem is gone, consider whether the camera still needs to be there.
Condo Units Have Extra Rules
If you own a rental condo, the hallways, lobbies, and exterior belong to the condominium corporation, not you. You generally can’t install your own cameras in common elements without the corporation’s approval, so check the declaration, by-laws, and rules first.
What About Tenants Who Install Their Own Cameras?
Tenants can generally use cameras inside their own unit. Problems arise when a tenant’s device records shared spaces or neighbours.
For example, a doorbell camera that faces directly across a narrow hallway into another tenant’s front door can interfere with that neighbour’s reasonable enjoyment. As the landlord, you may need to step in, since you’re responsible for protecting all tenants’ reasonable enjoyment.
How Golfi Property Management Handles a Camera Complaint
Here’s an illustrative scenario. In a Hamilton up-down duplex, the lower-unit tenant reports that the upper tenant’s new doorbell camera captures their entrance every time they leave the house.
Our team documents the complaint, visits the property with proper notice, and reviews what the camera actually records. Next, we speak with the upper tenant, explain the concern, and work out a fix, such as adjusting the angle or enabling privacy zones that mask the neighbour’s entrance.
We confirm the resolution with both tenants in writing and update the owner through our regular reporting. The owner stays informed without having to referee a dispute between neighbours.
That’s the kind of situation full-service property management handles every day: resolving issues early, documenting every step, and keeping the property running smoothly.
Frequently Asked Questions
Can a landlord put a security camera inside a rental unit in Ontario?
No. Placing a camera inside an occupied rental unit is a serious intrusion into the tenant’s home and is very likely to be treated as interference with reasonable enjoyment. Avoid it entirely, including in vacant units once a tenant moves in.
Can a landlord install cameras in common areas?
Generally yes, when there’s a legitimate security purpose. Keep cameras visible, post signage, notify tenants, avoid aiming at unit doors or windows, and turn off audio.
Do I need tenant consent for common-area cameras?
Privacy guidance generally focuses on notice and transparency for overt cameras in shared areas. The OPC advises landlords to tell tenants about their surveillance policies before installing cameras. Written notice is the safest practice.
Can I put a camera on the outside of a house I rent out entirely?
Proceed carefully. When a tenant rents the whole house, the exterior is part of their home. Discuss it before the tenancy, include it in the lease, and keep the field of view tightly limited.
Can my landlord camera record audio?
You should disable audio. Recording private conversations can create legal exposure well beyond the RTA, and it adds little security value.
How long should I keep security footage?
Keep it only as long as you need it for the stated security purpose, then delete it automatically. In the OPC investigation mentioned above, the building’s policy deleted footage automatically every 60 hours. Keep footage longer only when it relates to a specific incident.
Conclusion: Protect the Property, Respect the Home
Landlord security cameras in Ontario can be a smart tool, especially for out-of-town owners and multi-unit buildings. The key is using them for property security, not tenant monitoring.
Start with a documented reason, keep cameras in shared or perimeter areas, turn off audio, tell tenants what you’re doing, and delete footage on a schedule. When in doubt, take the less intrusive option.
At Golfi Property Management, we help owners across Hamilton, Niagara, and Halton balance security with compliance. Backed by more than 20 years of industry experience and the legacy of The Golfi Team, we provide regular inspections, tenant communication and support, maintenance coordination, monthly financial reporting, and 24/7 emergency response.
Thinking about cameras, or dealing with a privacy complaint at your rental? Contact our property management team for a free consultation, meet our property management team, or see current rental properties we manage. Owners in the area can also explore our Hamilton property management services.