N12: Notice to End Tenancy — Landlord, Purchaser or Family Member Requires the Unit
Used when the landlord, a purchaser, or an immediate family member requires the rental unit for their own residential use for at least one year.
How the N12 Works
- At least 60 days' notice, ending on the last day of a rental period.
- Compensation required: one month's rent (or offer of another acceptable unit) — under Bill 60, landlords giving 120+ days' notice may be exempt from compensation once proclaimed.
- The person named must genuinely intend to live in the unit for at least 12 months — bad-faith N12s carry heavy penalties.
- You may file the L2 application immediately after serving the notice — no need to wait for the termination date.
Fixed-Fee Help — No Hourly Billing
OLH handles the N12 on transparent fixed-fee rates (quoted in your free consultation, plus taxes and disbursements). Legal Guarantee clients pay nothing extra — every notice, filing, and LTB hearing is included at $199/month.
Approved Methods of Service
Invalid service is one of the most common reasons notices fail at the LTB. Approved methods:
| Method | Effective date of service |
|---|---|
| Handed to the tenant (or an adult in the unit) | Same day |
| Placed in the mailbox or mail slot | Same day |
| Slid under the door | Same day |
| Courier | First business day after sending |
| Regular mail | 5 days after mailing (add 5 days to notice period) |
| Day sent — only with written consent in the lease |
Not valid: taping to the door, leaving with a neighbour, posting in the building, text message, or voicemail. Always complete a Certificate of Service the day you serve.
Related Forms
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