N13: Notice to End Tenancy — Demolition, Conversion or Extensive Repairs
Used when the rental unit will be demolished, converted to non-residential use, or repaired so extensively that vacant possession is required.
How the N13 Works
- At least 120 days' notice, ending on the last day of a rental period.
- Building permits and contractor documentation are essential evidence at the LTB.
- Compensation rules vary by building size — buildings with 5+ units owe three months' rent.
- Tenants may have a right of first refusal to return after renovations at the same rent.
Fixed-Fee Help — No Hourly Billing
OLH handles the N13 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
Get the N13 Done Right the First Time
Wrong dates, wrong math, or wrong service can cost you months at the LTB. A licensed paralegal will review your situation free — and handle everything if you want us to.
Book Your Free ConsultationNeed Help With the N13?
Tell us about your property or tenant situation. A licensed paralegal property manager will reach out — usually same-day. 100% free, no obligation.