AI Ontario Notice to Vacate

Generate a complete Ontario landlord notice to vacate (termination notice) using the correct prescribed LTB forms for owner occupancy or demolition/repair/conversion. Provide the required details (landlord/family/purchaser use, or works planned) to produce an N12 or N13 notice with 60-day (or longer) notice, proper termination date on the last day of the rental period, required compensation of one month's rent, good-faith statements, tenant rights information, and proof-of-service language., -

OVERVIEW, LANDLORD-INITIATED TERMINATION NOTICES (NO-FAULT)

Ontario's Residential Tenancies Act (RTA) permits landlords to terminate a tenancy without tenant fault only in specific circumstances using prescribed forms:

• Form N12, Notice to End your Tenancy Because the Landlord, a Purchaser or a Family Member Requires the Rental Unit (RTA ss. 48 and 49). Minimum 60 days' notice. Compensation of one month's rent (or alternative unit) is required. The landlord or specified family member must intend in good faith to occupy the unit for residential purposes for at least one year.

• Form N13, Notice to End your Tenancy Because the Landlord Wants to Demolish the Rental Unit, Repair it, or Convert it to Another Use (RTA s. 50). Typically requires at least 120 days' notice. Compensation rules apply depending on the nature of the work and whether the tenant will be able to return.

The termination date stated in the notice must be the last day of a rental period (or the end of a fixed term if applicable). Fixed-term tenancies that are not terminated early by other notices convert to month-to-month automatically.

Important: After serving an N12 or N13, if the tenant does not vacate, the landlord must apply to the LTB (usually Form L2) for an order. The tenant may file a T5 application alleging bad faith, which can result in orders for compensation (up to the difference in rent for up to 12 months plus moving costs) and other remedies., -

N12 / N13 NOTICE TYPE TABLE

FORM N12, NOTICE TO END TENANCY FOR LANDLORD'S / PURCHASER'S / FAMILY USE

Residential Tenancies Act, 2006, Form N12

DATE OF NOTICE: [[Date of Notice (DD Month YYYY)]]

TO:
[[Tenant 1 Full Legal Name]]
[[Tenant 2 Full Legal Name (if applicable)]]
And all other occupants of:

RENTAL UNIT:
[[Street Address and Unit]]
[[City]], Ontario [[Postal Code]]
(the "Premises")

FROM (LANDLORD OR AUTHORIZED AGENT):
[[Landlord Full Legal Name or Company]]
[[Landlord Mailing Address]]
[[City]], Ontario [[Postal Code]]
Phone: [[Landlord Phone Number]]
Email: [[Landlord Email]]

PURCHASER (if applicable): [[Purchaser Full Legal Name]], has entered into an agreement of purchase and sale dated [[Date of APS]], -

NOTICE OF TERMINATION

YOU ARE HEREBY GIVEN NOTICE that your tenancy of the Premises is terminated effective [[Termination Date, last day of the rental period, at least 60 days after service]].

Reason for termination:
The [[Landlord / Landlord's spouse / Landlord's child / Landlord's parent / Purchaser / Caregiver for landlord or family]] requires the rental unit for residential occupation.

Details of intended occupant:
Name: [[Full Legal Name of Intended Occupant]]
Relationship to landlord: [[Self / Spouse / Child / Parent / Caregiver]]
Intended length of occupancy: At least one year beginning on or about the termination date.

Compensation: On or before the termination date, the landlord will pay the tenant compensation equal to one month's rent in the amount of $[[One Month Rent Amount]] or provide the tenant with another acceptable rental unit.

The landlord states that this notice is given in good faith and that the stated intention to occupy is genuine.

If you do not vacate the Premises by the termination date, the landlord will apply to the Landlord and Tenant Board for an eviction order., -

TENANT RIGHTS, T5 BAD FAITH APPLICATION

If the landlord does not occupy the unit for residential purposes within a reasonable time after the tenant vacates, or if the notice was not given in good faith, the tenant may file a T5 application with the LTB. Possible remedies include:

1. An order requiring the landlord to pay the tenant the difference between the old and new rent for up to 12 months.

2. Reimbursement of reasonable moving expenses.

3. Additional compensation or other orders as the Board considers appropriate.

Tenants should retain evidence (ads, new tenancies, communications) if they suspect the unit was re-rented or not occupied as stated., -

*Signature of Landlord / Agent*

__________________________________________
[[Landlord or Agent Full Legal Name]]
Date Signed: [[Date Signed]], -

FORM N13, NOTICE TO END TENANCY FOR DEMOLITION, REPAIR OR CONVERSION

DATE OF NOTICE: [[Date of Notice]]

TO: [[Tenant Full Name(s)]]

RENTAL UNIT: [[Full Address]]

FROM: [[Landlord Full Name]]

REASON:
The landlord intends to [[demolish the residential complex / repair the rental unit so that it will be uninhabitable for a period of time / convert the rental unit to a non-residential use]].

Planned start of work: [[Approximate Start Date]]

Expected duration: [[Duration of Work]]

Will the tenant be able to return? [[Yes, on substantially the same terms / No, compensation applies]]

Compensation payable: $[[One Month Rent Amount]] (one month's rent) payable on or before the termination date of [[Termination Date, at least 120 days after notice, last day of rental period]].

The landlord undertakes that the work will be carried out and that any required permits have been or will be obtained., -

PROOF OF SERVICE

I, [[Server Name]], served a copy of this notice (N12 and/or N13) on the tenant(s) on [[Service Date]] at [[Time]] by the method indicated:

1. Personal service on [[Tenant Name]] at the Premises

2. Leaving with an adult at the Premises + mailing copy to the address within 5 days

3. Registered mail addressed to the tenant at [[Address on Envelope]]

4. Another method permitted under the RTA: [[Specify]]

I believe the tenant received the notice on or about the date of service.

Signature of Server: ________________________ Date: [[Date]], -

BEST PRACTICES AND ADDITIONAL REQUIREMENTS

• Align the termination date to the end of the rental period (e.g., if rent due on the 1st, termination date is the last day of the prior month).

• Provide the tenant with a copy of the notice and keep the original plus proof of service.

• For N12 involving a purchaser, the agreement of purchase and sale should be referenced and the purchaser should be prepared to confirm the intention if a hearing occurs.

• After the tenant vacates under an N12, the landlord or family member should actually move in promptly; re-renting or listing the unit can support a bad-faith finding.

• Tenants served with N12 or N13 may negotiate cash-for-keys or mutual termination (N11) as an alternative., -

DISCLAIMER AND SOURCES

> ⚠️ Template example, not professional legal advice. Use only the current approved LTB forms. Requirements for compensation, notice periods, and good faith are subject to the RTA and LTB decisions. Verify at tribunalsontario.ca/ltb and ontario.ca/laws/statute/06r17. Current as of June 2026.

Key references:
- Residential Tenancies Act, 2006, ss. 48, 49, 50, 57 (T5 applications)
- LTB Forms N12, N13 and instructions
- ACTO and other tenant resources on N12/T5 process, -

End of Ontario Notice to Vacate template