Renting with Koja
Everything you need, from your first showing to the day you move out.
How renting with us works
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Find a home and book a showing
Browse current rentals and pick a time to see the home in person.
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Send a pre-application
Tell us a little about yourself. We'll reply by email within 72 hours with the next steps for your application.
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Sign the lease
Approved applicants sign the Ontario Standard Lease and pay the first month's rent and the last month's rent deposit.
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Move in
We walk through the home with you, record its condition with photos and hand over the keys and your tenant information package.
Send a pre-application
It takes about two minutes. We'll reply by email within 72 hours with the next steps. Any screening or credit check requires your consent.
What you'll need for the full application
- Photo ID
- Proof of income, such as recent pay stubs or a letter from your employer
- Your consent to a credit check
- A reference from a previous landlord, if you have one
New to Canada, or a student without a credit history? You can still apply. We'll consider other information, such as rental references, a letter of employment, proof of funds or a guarantor.
Please don't email ID, pay stubs or bank statements. We will explain how to provide any required documents safely before asking for them. We never ask for your Social Insurance Number.
Your tenant account
Renting from us? Your tenant account is the easiest way to reach us. Send a repair request with photos, see when it's booked and done, and keep every message in one place, in English or French.
- By invitationWe email you a personal invitation. Its link connects the account to your lease. Other tenants cannot see your requests.
- Who can see your requestYou, authorized Koja staff and the owner with access to your building can see repair details, messages and photos. Owner screens hide your contact fields, but anything you include in a message or photo is visible to them.
No invitation yet? Email info@kojapropertymanagement.ca from the address on your lease and we'll send one.
Request a repair
Have a tenant account? Sign in to send your request with photos and follow it. You can also use this form.
Urgent problem? Email us right away
Send this form with "Yes" under "Is it urgent?", or email info@kojapropertymanagement.ca with URGENT in the subject. Urgent means no heat, water or electricity, a broken lock or exterior door, flooding or a major leak, or anything that makes your home unsafe to live in.
If there's a fire, a smell of gas, or anyone is in danger, call 911 first.
We respond to urgent requests within 24 hours and to other requests within 7 days, as Ottawa's Rental Housing Property Management By-law requires. You can also email us directly.
Need help or accommodation while a repair is done? Tell us in your request and we'll note it in our tenant support registry.
Paying rent
Rent is due on the first day of each month, unless your lease says otherwise.
Need a receipt for your rent or deposit? Rent receipts are always free. Include the rental address and payment period in your request.
These links open your email app. This website does not take rent payments. Do not email banking details; ask for enrolment instructions.
- Pre-authorized debit
Rent comes out of your bank account automatically on the first of the month. Ask us for the sign-up form. - Interac e-Transfer
Send your rent to info@kojapropertymanagement.ca and put your address and unit number in the message.
Your rights as a tenant in Ontario
The Residential Tenancies Act sets the rules for most rentals in Ontario. Here are the ones tenants ask about most.
What deposit can a landlord ask for?
A rent deposit of no more than one month's rent, which can only be used for your last month's rent. Each year, the landlord pays you interest on it at the provincial rent increase guideline rate. A refundable key deposit is also allowed. Damage deposits are not.
When can the landlord enter my home?
With at least 24 hours' written notice, between 8 a.m. and 8 p.m., for reasons such as repairs or an inspection. In an emergency, entry is allowed without notice.
How much notice do I give before moving out?
For most monthly tenancies, at least 60 days' written notice, ending on the last day of a rental period. Special rules apply to February and March endings. Fixed terms and other exceptions need separate checks. See the notice estimate and official N9 instructions.
How often can my rent go up?
Once every 12 months, with at least 90 days' written notice. For most homes, the increase can't be more than the provincial guideline. Units first occupied after November 15, 2018 are exempt from the guideline.
Who is responsible for repairs?
We are. Landlords must keep homes in good repair and meet health, safety and maintenance standards. Tenants are responsible for damage they or their guests cause, beyond normal wear and tear.
This is a summary, not legal advice. Read the province's full guide, Renting in Ontario: your rights.
Moving soon?
Enter your moving date in our Ottawa moving checklist and it works out your deadlines, including when to give notice. We're also starting Koja Moving, a local moving service for our tenants and neighbours.