Ontario Eviction Notices · N12

The Ontario N12 Notice, Explained: Landlord / Family Own Use

The N12 ends a tenancy so the landlord, a purchaser of the property, or a close family member can move in and use the unit as their home. It is one of the most scrutinised notices in Ontario because of past misuse: it requires genuine good faith, compensation to the tenant, and careful paperwork, and bad-faith N12s carry heavy penalties.

📅 Free 15-Min Strategy Call 📞 (519) 258-3966

✓ Licensed Ontario paralegals · ✓ We serve N12s every week · ✓ Free, no-obligation quote

⏱️

Notice period

At least 60 days' notice, ending on the last day of a rental period or the fixed term.

🔁

Can the tenant cancel it?

The tenant cannot "fix" an N12, but they can dispute your good faith at the LTB. The person moving in must genuinely intend to live there for at least one year.

💵

Compensation

You must pay the tenant one month's rent (or offer another acceptable rental unit) on or before the termination date.

This page is general information about the Ontario N12 — not legal advice. Every tenancy is different. To have your specific situation reviewed by a licensed paralegal at no cost, book a free 15-minute call.

When It Applies

When to Use the N12

The N12 is the right notice when you, a buyer, or a close family member will move into the unit. Typical situations:

✅

You or a close family member (spouse, child, parent, or a spouse's child or parent) will move in.

✅

A buyer of the property has an agreement of purchase and sale and will move in.

✅

The intention to occupy is genuine and for at least one year.

Step by Step

How the N12 Process Works

Each step matters — a mistake at any stage, especially the notice itself, can reset the whole process and cost you weeks or months.

1️⃣

Confirm the ground is genuine

The N12 is only for real, good-faith own use. The person must intend to live in the unit for at least a year, and you must be able to stand behind that at a hearing.

2️⃣

Serve the N12 and pay compensation

Give at least 60 days' notice ending on the last day of a period or term, and pay one month's rent (or offer another acceptable unit) by the termination date.

3️⃣

File the L2 with a declaration

Apply to the LTB. An affidavit or declaration of the good-faith intention to occupy is required, and for a purchaser the agreement of purchase and sale supports it.

4️⃣

Prove good faith at the hearing

The Board looks closely at intent. A paralegal can present the declaration, the compensation record, and the surrounding facts.

Ready to act? Get your N12 prepared and served → · Next step at the LTB: L2 — Application to End a Tenancy and Evict a Tenant

Avoid These

Mistakes That Void a N12

🚫

Forgetting the mandatory one month's compensation — it must be paid by the termination date.

🚫

Getting the termination date wrong (it must end a rental period or term).

🚫

Using an N12 without genuine intent — bad-faith N12s carry serious penalties, including large fines and tenant compensation.

🚫

Missing the affidavit/declaration required with the L2.

N12 Notice — Frequently Asked Questions

What is an N12 notice in Ontario?

An N12 ends a tenancy so the landlord, a purchaser, or a close family member can move into the unit. It requires at least 60 days' notice, one month's compensation to the tenant, and genuine good-faith intention to occupy the unit for at least a year.

How much compensation does an N12 require?

The landlord must pay the tenant one month's rent, or offer another acceptable rental unit, on or before the termination date. Failing to pay compensation can invalidate the N12.

Can a tenant refuse to leave after an N12?

A tenant does not have to leave on the notice alone. If they stay, the landlord files an L2 with the LTB, which holds a hearing and examines whether the intention to move in is genuine before granting eviction.

What is the penalty for a bad-faith N12?

If a landlord serves an N12 in bad faith — for example, the unit is re-rented to someone else soon after — the LTB can order substantial penalties, including up to a year of rent differential, moving and storage costs, and administrative fines. Good-faith documentation matters.

Can a buyer of my property use an N12?

Yes. A purchaser who has signed an agreement of purchase and sale and who, or whose close family member, will move in can require the landlord to serve an N12 on their behalf.

Serve Your N12 Right the First Time — Free Consultation

A defective N12 is the fastest way to lose weeks. Book a free 15-minute call and a licensed paralegal who serves these notices every week will confirm the N12 fits your situation, prepare it correctly, and map your path through the LTB — with a flat-fee quote, no obligation.

📅 Book Your Free Strategy Call 📞 (519) 258-3966

Get Your N12 Reviewed — Free

Tell us what is happening with your tenant. A licensed paralegal property manager will reach out, usually same-day, confirm whether the N12 is the right notice, and give you a clear plan and flat-fee quote. 100% free, no obligation.