Ontario LTB guide
The N11: agreeing to end a tenancy
By Steve Stavros Liadakis, Ontario landlord for 30+ years · Updated September 25, 2026
The N11, Agreement to End the Tenancy, is the simplest way a tenancy ends in Ontario: landlord and tenant both sign, pick a date, and no notice periods or hearings are required. Here's when it's the right tool and the traps to avoid.
The short version
The N11, Agreement to End the Tenancy, is the simplest way a tenancy ends in Ontario: landlord and tenant both sign and pick a termination date, which can be any date both agree on, no notice period, reason, or hearing required. It must be truly voluntary: a tenant can refuse to sign, and an N11 signed as a condition of renting is void. If the tenant doesn't move out, you can apply to the Board with an L3, but it must be filed within 30 days of the termination date or the N11 goes stale.
On this page
What makes the N11 different
Every other N-form is a notice, something one side serves on the other, with minimum notice periods and grounds to prove. The N11 is an agreement. Because both parties consent, the termination date can be any date you both choose, tomorrow or six months out, and no reason is needed.
When it's the right tool
- The tenant wants out early. Instead of an assignment or sublet fight, both sides sign an N11 with an agreed move-out date.
- You've made a deal. A negotiated move-out, sometimes with compensation ("cash for keys"), is documented with an N11 so it's enforceable.
- Avoiding a contested hearing. Settling a dispute with a signed N11 is faster and more certain than months at the Board.
The rules that keep it valid
- It must be truly voluntary. A tenant can refuse to sign, and pressuring one into it can get the agreement set aside and land you in trouble.
- It can't be a condition of renting. An N11 signed at the start of the tenancy as part of the deal is void; you can't make tenants pre-agree to leave.
- Get it in writing, keep a copy. Both signatures, the address, and the termination date. A verbal "they said they'd leave" is not an N11.
What a filled-in N11 looks like
The N11 is the shortest of the notices, because there is nothing to prove. Only a date both sides agree on. Fictional details below.
- Landlord name
- Maplewood Properties Inc.
- Tenant name
- Marc Tremblay
- Address of the rental unit
- 124 Birchmount Ave, Basement suite, Toronto, ON M1N 3T2
2026/10/31
Two signatures and one date: that is the whole form. Note what is not here, no reason, no notice period, and no minimum number of days, because the tenant is agreeing rather than being given notice. That freedom is also why an N11 signed under pressure, or handed over with the lease at move-in, can be set aside.
If the tenant doesn't move out
A signed N11 doesn't end the tenancy by itself if the tenant stays. You can apply to the Board with an L3 application (no hearing needed in most cases), but it must be filed within 30 days of the termination date in the agreement. Miss that window and the N11 goes stale; you'd have to start over.
An L3 order made without a hearing is also harder to undo than it was. Since September 21, 2026, the Board can cancel one at the tenant’s request only if it is satisfied that doing so would not be unfair, and it can’t take into account changes in the tenant’s circumstances after they signed the agreement.
N11 vs the other ways a tenancy ends
Frequently asked questions
What is an N11 form in Ontario?
The N11, Agreement to End the Tenancy, is the Ontario Landlord and Tenant Board form a landlord and tenant both sign to end a tenancy on a date they choose. Because both parties consent, no notice period, no reason, and no hearing are required.
Can the termination date on an N11 be any date?
Yes. Because the N11 is a mutual agreement rather than a notice, the termination date can be any date landlord and tenant both choose. Tomorrow or six months out, and no reason is needed.
Can I make my tenant sign an N11?
No. An N11 must be truly voluntary: a tenant can refuse to sign, and pressuring one into it can get the agreement set aside. An N11 signed at the start of the tenancy as a condition of renting is void.
What happens if the tenant doesn't move out after signing an N11?
A signed N11 doesn't end the tenancy by itself if the tenant stays. You can apply to the Board with an L3 application (no hearing needed in most cases), but it must be filed within 30 days of the termination date in the agreement. Miss that window and the N11 goes stale.
How do I document a cash-for-keys agreement?
With a signed N11. A negotiated move-out, sometimes with compensation ("cash for keys"), is documented with an N11 so it's enforceable. Get both signatures, the address, and the termination date in writing, and keep a copy.
What is the difference between the N11 and the N9 or N12?
The N11 is a mutual agreement both sides sign. A tenant leaving on their own gives an N9 (the tenant's notice), and a landlord who needs the unit for themselves or a family member uses the N12, which has its own notice and compensation rules.
Keep every tenancy documented in Keystead
Keystead keeps each lease, its dates, documents, and full payment history in one place, so when a tenancy ends, by agreement or by notice, the paper trail is already there.
Start a free trialThis guide is general information, not legal advice, and rules change. Confirm the current requirements with the Landlord and Tenant Board or a licensed paralegal before you act.
Keep reading
All guides →How to end a tenancy
Which LTB notice to use (N4, N5, N8, N11, N12, N13), applying to the Board, and why self-help evictions are illegal.
The N12 (own use)
Ending a tenancy for the landlord's, a family member's, or a purchaser's use: notice, good faith, and compensation.
The eviction process
Notice, application, hearing, order, Sheriff: the five legal steps and a realistic timeline.