20 questions to ask before signing a lease

After weeks of looking at different rental places, you've finally found the perfect rental place. Congratulations! But while it can be tempting just to sign the lease and be done with it, remember—this is a big commitment, and it’s worth taking a few extra minutes to review the details and ask the right questions before putting pen to paper. Whether you're a first-time renter or an experienced tenant, here are some questions to ask your prospective landlord before signing the lease.

1. What are the lease agreement terms?

Even if you and your future landlord have already talked about a year-long lease or a month-to-month setup, don’t just take their word for it—double-check that the lease actually says what you expect. Once you sign, those written terms are what you’re officially agreeing to, not just what was mentioned in your conversation.

2. What happens if you need to break the lease early?

You’re probably not signing a lease expecting to break it early, but life happens, and sometimes plans change. Just in case, it’s a good idea to check the lease’s early termination policy before you sign. Can you break the lease if needed? What’s the penalty? Some landlords allow it, but there might be a fee, or you could lose your security deposit.

3. What are the rules for subletting or transferring your lease?

You might not be planning to sublet your place or transfer your lease, but just like with breaking the lease early, things can change. Before signing, check your lease to see if subletting or transferring the lease is allowed. Some landlords are fine with it, while others have strict rules or don’t allow it at all. If it is permitted, find out if you need written approval or if there are any extra fees involved.

4. Will you be able to renew the lease?

You might not be thinking about lease renewal now, but it’s good to know your options before signing. In Canada, many leases automatically switch to a month-to-month agreement after the initial term, while others require you to sign a new lease. Some landlords may offer renewal, but it’s not always guaranteed, especially in high-demand areas. Check your lease to see if renewal is an option, whether rent could increase, and how much notice you’ll need to give.

5. How much notice will they need if you decide to move out?

Your lease will usually spell out how much notice you need to give before moving out, but the timeframe can vary—sometimes it’s a month, other times it’s up to three. To avoid any last-minute surprises, check this detail before signing so you know what to expect when it’s time to move.

6. Is the security deposit refundable?

Your security deposit is usually refundable, as long as you follow the lease terms and don’t leave any damage behind. Before you sign, check the details so you know exactly what it takes to get your deposit back when you move out. If you break your lease or cause damage, your landlord might keep part (or all) of it to cover the costs. To avoid surprises, it’s a good idea to ask about specific situations that could put your deposit at risk.

7. Is there any damage to the unit currently?

Don’t end up paying for damage and losing your security deposit over something that wasn’t your fault. Before you move in, ask the landlord about any existing issues, like scuffed floors or dented walls, and do a walkthrough before moving in. Take pictures of anything you find so you have proof if questions come up later.

8. When are rent payments due, and how do I make them?

Every landlord and management company handles rent payments a little differently, so don’t assume it’ll be as simple as paying online like with your previous landlord. Some places might require you to mail a check or drop one off in person.

Most rent is due on the first of the month, but your lease might have some flexibility. Ask about the payment process—when and how you can pay, whether there’s a grace period (like three to five days from the first of the month), and what the associated fees are if you submit a late rent payment or miss one altogether.

9. What's included in the rent?

Before you sign, ask your landlord or management company exactly what’s included in your rent. Are utilities covered? If so, which ones? You don’t want any surprises when the first bill arrives. It’s also worth asking about extras like parking, lawn care, or storage—some rentals include them, while others charge extra.

10. If utilities aren't included, how much can you expect to pay?

It’s easy to focus on rent, but utility costs can add up, so it’s good to know what to expect before signing. Common utilities that tenants may or may not have to pay for include water, heating, and electricity. If utilities aren’t included, ask your landlord or property manager for an estimate based on past tenants so you'll be able to properly budget for each month.

11. Is renters insurance required?

Renters insurance, or tenant insurance, is always a wise idea, whether your landlord requires it or not. But before you sign, check if the lease says it’s mandatory. If it is, you’ll likely need to show proof before moving in.

There are many reasons why you should have tenant insurance. While your landlord likely has their own insurance policy to protect their rental property, it doesn't protect you or your belongings from liability or damage. If your belongings are damaged or stolen, or if someone injures themselves while visiting your home, you could be left to pay some significant bills on your own.

12. What are the rules for landlord or maintenance access?

Your landlord or maintenance crew might need to enter your apartment from time to time, but that doesn’t mean they can just show up whenever they want. Check your lease to make sure it includes a required notice period—like 24 hours—before they can enter. Most states have laws about this, so it’s worth double-checking that your lease follows the rules.

13. How do you submit maintenance requests?

Whether maintenance is available 24/7 or only by request, it’s important to know how it works before you need it. The last thing you want is to be stuck figuring out what to do when your sink starts leaking or your AC quits in the middle of a heatwave. Ask about the process for both routine repairs and emergencies, and find out what sort of emergency maintenance they offer.

14. Are there any rules about making changes or upgrades?

Before you start decorating, check both the lease and your landlord’s policies on things like painting, hanging art, or putting up shelves. Some places are pretty flexible, while others have strict rules, and breaking them could mean losing part or all of your security deposit. If you’re unsure, it’s always a good idea to ask before making any changes.

15. Are pets allowed?

Even if you don’t have a pet now, it’s good to know the policy in case you decide to get one later. Some landlords are pet-friendly, while others have strict no-pet rules. If pets are allowed, check for any restrictions on size, breed, or number of animals. There might also be extra costs, like a pet deposit, so it’s always best to get this in writing before you sign. Pets can be a tricky topic between tenants and landlords, so it’s best to get all the details on your building’s pet policy upfront.

16. Are there any rules about guests?

Some places may not allow overnight guests, or they might have a limit on how long someone can stay. They may also have specific parking spots for guests. The last thing you want is to break a rule you didn’t even know existed, so make sure you double-check with your landlord.

17. Are there any rules about noise?

Most leases include quiet hours—typically late at night and early in the morning—but some buildings have stricter policies than others. If you like to play music, have guests over, or just want to avoid complaints, check what’s in the lease. Some places have specific decibel limits or rules about noise in common areas. Knowing the expectations upfront can help you avoid awkward run-ins with neighbours or surprise warnings from your landlord.

18. What security measures are there for the building?

You want to feel safe in your new home, so it’s worth checking what security features are in place. Ask the landlord about things like secure entry systems, surveillance cameras, or on-site staff. If there’s a buzzer or key fob system, make sure it works properly. It’s also a good idea to check if exterior doors and common areas are well-lit.

19. What is the laundry setup like?

Does the unit have a washer and dryer, or is there a shared laundry room in the building? If it’s shared, find out how many machines are available, how payment works, and if there are specific hours for use. If there’s no on-site laundry, ask about the nearest laundromat.

20. How many sets of keys are you allowed to make?

Ask your landlord if extra keys are allowed or if you need permission to make duplicates. Some buildings have strict rules about this, especially if they use special security keys or key fobs. If you need an extra set for a roommate or a trusted friend, it’s best to clarify the policy upfront to avoid any issues later.

Why you should consider tenant insurance

If you’re renting, it’s a good idea to have insurance to protect your belongings. Your landlord’s insurance only covers the building itself—whether it’s an apartment, house, or duplex. But your personal stuff? That’s on you. A tenant insurance policy is what covers your belongings and certain liabilities, and it’s something you’ll need to set up and pay for yourself. Here are a few reasons why it's a good idea to have tenant insurance:

It protects your belongings

Tenant insurance helps protect your stuff—everything from clothes and furniture to electronics, jewellery, and even your laptop. Even if you don’t think you own much, replacing everything after a loss can add up fast. Plus, your coverage isn’t just for things inside your home. It also protects your belongings in your car or even while you’re travelling, which can be especially beneficial for student renters who often travel home.

It protects you

If someone gets hurt in your home or if you accidentally damage their personal property, this coverage helps protect you. It can cover legal fees and any court-ordered payments, up to your policy limit. It’s one of those things you hope you never need, but you’ll be glad to have it if you do.

It's pretty affordable

In Canada, tenant insurance usually costs between $20 and $50 a month, but the price can vary based on different factors, like how much coverage you need and where you live. To find the best deal, be sure to compare quotes before you buy a policy.

Your landlord might require it

Your landlord’s insurance covers the building and property, but not your personal belongings. Many landlords are now requiring tenants to have their own tenant insurance, so don’t be surprised if they ask for proof before you move in.

Learn more with BrokerLink

If you still have questions about what to ask before signing your lease or if you're in need of tenant insurance, reach out to BrokerLink. Our insurance experts are ready to answer any questions you have about protecting yourself and your belongings in your new home.

You can reach us by phone, by email, or in person at any one of our locations throughout Canada. No matter how you choose to get in touch, a BrokerLink insurance advisor will be happy to assist you. We also encourage you to take advantage of our free online quote tool that can provide you with a competitive quote in minutes.

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