Ontario LTB guide

The N12: ending a tenancy for your own use

The N12 is the Ontario notice a landlord uses when they, a family member, or a purchaser of the property needs the unit to live in. It has firm requirements, and getting it wrong, or acting in bad faith, can be costly.

Who can require the unit?

You can serve an N12 if the unit will be used by the landlord, the landlord's spouse, a child or parent (or the spouse's child or parent), a person providing care services to one of those people, or a purchaser (or their close family) who has agreed to buy the property.

Notice and timing

Give at least 60 days' notice, and the termination date must be the last day of a rental period (or the end of a fixed term). Fill out the N12 with the right date and reason, and keep proof of service.

Good faith and 12 months

The person moving in must genuinely intend to live in the unit for at least 12 months. An N12 used to get a tenant out for another reason (to re-rent at a higher price, for example) is bad faith and can backfire badly.

Compensation is required

You must pay the tenant one month's rent (or offer them another acceptable unit) as compensation, and it has to be paid before the termination date. If you don't, the N12 isn't valid.

If the tenant doesn't leave, or disputes

The tenant can challenge the N12 at the LTB. If they stay past the termination date, you apply with an L2 and the Board decides. If the Board later finds the N12 was in bad faith, the landlord can face significant penalties and the tenant may be awarded remedies.

Keep your tenancy records in Keystead

Keystead keeps each lease, tenant, and the documents for a tenancy together, so when you need to prepare or support a notice, the dates, rent, and history are all in one place.

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This guide is general information, not legal advice, and rules can change. Confirm the current requirements with the Landlord and Tenant Board or a licensed paralegal or lawyer before you serve or file anything.