# Property maintenance in Mississauga, towers, condos and suites

Updated 2026-10-03.

Mississauga's apartment towers answer to a City program with its own response clock, and from September 1, 2026 a renovation needs a licence before the first wall comes down. Heat has no season here.

## The response clock in apartment buildings

The [Rental Standards Program](https://www.mississauga.ca/publication/rental-apartment-buildings-by-law/) puts times on the owner: 24 hours on an urgent request, 72 hours to inspect for pests, five days on the rest. Its [owner guide](https://www.mississauga.ca/wp-content/uploads/2025/07/29110242/Apartment-Building-Owners-Quick-Reference-Guide-_2025.pdf) also asks for an electrical maintenance plan done with an ESA licensed electrical contractor and a five year capital forecast. A work order logged with us carries the time the request came in and the time the trade closed it, so the program's clock can be read straight off the record.

## Renovations wait for the licence

The [anti-renoviction licence](https://www.mississauga.ca/wp-content/uploads/2026/06/08155514/rental-repairs-and-renovations-licensing-by-law-0039-2026.pdf) has been in force since September 1, 2026. If a unit turnover needs a building permit and an empty unit, the scope goes out for quotes first and the trade books once the licence is in hand. A [turnover](https://roundhousegroup.ca/services/turnovers/) after a tenant leaves on their own notice involves no N13, so the licence does not come into it.

## Water belongs to Peel, for now

[Peel Region](https://peelregion.ca/water/pipes-downspouts/how-water-enters-leaves-your-home) runs water and the sanitary sewer; storm sewers are the City's through 311. Peel's [emergency sewer backup service](https://www.peelregion.ca/services/emergency-help-sewer-backup) does not serve managed private complexes, so our drain contractor is the first call in those buildings. Under [Bill 60](https://ero.ontario.ca/notice/025-1098), water and wastewater move from Peel to the three cities by January 1, 2029. Peel's own [backwater valve rebate](https://peelregion.ca/water/pipes-downspouts/backwater-valve-rebate) pays 60 percent up to $1,500 on a sanitary valve, on top of the City rebate for storm side work.

## The trades

Plumbing is done by licensed plumbers and drain work by licensed drain contractors. Gas work is done by TSSA registered contractors. We only use ECRA/ESA-Licensed Electrical Contractors. Pest control is done by licensed exterminators.

Mississauga became a city in 1974 from a number of historic villages. 30 percent of households rent, and about 80 percent of recent housing growth has been condominium apartments ([Housing Needs Assessment 2025](https://www.mississauga.ca/wp-content/uploads/2025/04/28133607/Housing-Needs-Assessment-2025.pdf); [Growing Mississauga](https://www.mississauga.ca/wp-content/uploads/2023/07/Growing-Mississauga_An-Action-Plan-for-New-Housing.pdf)). Condo boards get the same record through [condo corporation maintenance](https://roundhousegroup.ca/condo-corporations/).

To send a Mississauga job, [request work](https://roundhousegroup.ca/request-work/).

## Local rules

- An apartment building of two or more storeys and six or more units that share a common area registers every year under the Rental Standards Program. The owner answers urgent service requests within 24 hours, inspects for pests within 72 hours of a pest request and answers other requests within five days, inspects common areas for pests at least every 30 days, and keeps records for 24 months. Source: [City of Mississauga, Rental Apartment Buildings By-law 0089-2022](https://www.mississauga.ca/publication/rental-apartment-buildings-by-law/)
- From September 1, 2026, a landlord who serves an N13 for work that needs a building permit and vacant possession applies for a licence within 7 days, one licence per unit, and does not start work until it is issued. Source: [City of Mississauga, Rental Repairs and Renovations Licensing By-law 0039-2026](https://www.mississauga.ca/publication/rental-repairs-and-renovations-licensing-by-law/)
- A rented unit must be at least 20 C in all areas, measured 1.5 m above the floor, with no heating season written into the by-law. Where the unit has air conditioning, the landlord keeps it at 26 C or less. A portable heater cannot be the primary heat (sections 2, 3 and 4). Source: [City of Mississauga, Adequate Temperature By-law 0110-2018](https://www.mississauga.ca/wp-content/uploads/2023/10/Adequate-Temperature-By-law-0110-2018.pdf)
- Every second unit must meet the Building Code, Fire Code and zoning and be registered with the City under By-law 114-16. Registration carries no fee. Source: [City of Mississauga, Registering a second unit](https://www.mississauga.ca/services-and-programs/building-and-renovating/registering-a-second-unit/)
- The City's basement flooding rebate pays up to $7,500 per property for a sump pump, foundation drain capping, downspout disconnection or a storm lateral backwater valve. Since February 12, 2025 every measure is pre-approved before work starts. Source: [City of Mississauga, Basement flooding prevention rebate](https://www.mississauga.ca/services-and-programs/home-and-yard/stormwater/apply-for-a-basement-flooding-prevention-rebate/)

## Related pages

- [Rental apartment buildings](https://roundhousegroup.ca/buildings/rental-apartment-buildings/)
- [Waterproofing](https://roundhousegroup.ca/services/waterproofing/)
- [Condo corporations](https://roundhousegroup.ca/condo-corporations/)

## Questions

### Which Mississauga buildings are in the Rental Standards Program?

Purpose built rental apartment buildings of two or more storeys with six or more units sharing a common area. Condominiums, long term care homes, licensed retirement homes and co-ops are excluded.

### Does Mississauga's heat rule stop in the summer?

No. The Adequate Temperature By-law 0110-2018 sets 20 C with no season, and removed the September 15 to June 1 window the 1995 by-law used.

### Can a Mississauga landlord start renovating right after serving an N13?

Not since September 1, 2026. The landlord applies for a Rental Repairs and Renovations licence within 7 days of the N13 and waits for it before work starts.

### Will Peel clear a sewer backup in a managed Mississauga building?

Peel's emergency sewer backup service excludes private complexes managed by property management companies, so in a managed building the owner books the drain contractor.