Ontario Eviction Notices · N13

The Ontario N13 Notice, Explained: Demolition / Major Repairs

The N13 ends a tenancy because the landlord intends to demolish the rental unit, convert it to another use, or carry out repairs so extensive that the unit must be vacant and a building permit is required. It has the longest notice period of any eviction notice and comes with compensation and, in many cases, a right of first refusal for the tenant.

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Notice period

At least 120 days' notice, ending on the last day of a rental period or the fixed term.

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Can the tenant cancel it?

The tenant cannot correct an N13. For repairs or conversions, the tenant generally has a right of first refusal to move back in at a similar rent once the work is done, if they told you in writing they want to.

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Compensation

Compensation is required — generally one month's rent or another acceptable unit for repairs and conversions, with additional rules for demolitions and larger buildings.

This page is general information about the Ontario N13 — 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 N13

The N13 is the right notice when you will demolish, extensively repair, or convert the unit. Typical situations:

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The building or unit will be demolished.

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Repairs are so extensive that a building permit is needed and the unit must be empty.

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The unit is being converted to a non-residential use or another purpose.

Step by Step

How the N13 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 permits and vacancy are truly needed

An N13 for repairs requires that the work needs a building permit and that the unit must be vacant to do it. Cosmetic work does not qualify.

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Serve the N13 with 120 days' notice

The termination date must be at least 120 days out and fall at the end of a rental period or term.

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Pay compensation and honour first refusal

Provide the required compensation, and for repairs or conversions offer the tenant the right to move back in at a comparable rent if they asked in writing.

4️⃣

File the L2 and prove intent

Apply to the LTB with evidence of the demolition, permitted repairs, or conversion. The Board checks that the plan is genuine.

Ready to act? Get your N13 prepared and served → · Next step at the LTB: L2 — Application to End a Tenancy and Evict a Tenant

Avoid These

Mistakes That Void a N13

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Using an N13 for routine or cosmetic repairs that do not require vacancy or a permit.

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Getting the 120-day timing or the end-of-period termination date wrong.

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Ignoring the tenant's right of first refusal for repairs and conversions.

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Failing to provide the required compensation.

N13 Notice — Frequently Asked Questions

What is an N13 notice in Ontario?

An N13 ends a tenancy because the landlord will demolish the unit, convert it to another use, or do repairs so extensive that a building permit is required and the unit must be vacant. It needs at least 120 days' notice and comes with compensation.

How much notice does an N13 require?

At least 120 days, with the termination date falling on the last day of a rental period or the fixed term. It is the longest notice period of any Ontario eviction notice.

Does the tenant get to move back in after an N13?

For repairs or conversions, yes — if the tenant tells the landlord in writing that they want to return, they generally have a right of first refusal to move back in at a comparable rent once the work is complete.

Can I use an N13 to renovate and raise the rent?

Only genuine, permit-required repairs that need a vacant unit qualify. Serving an N13 to remove a tenant for cosmetic upgrades or to re-rent at a higher price ("renoviction") can lead to serious penalties. If you are unsure whether your project qualifies, confirm it before serving anything.

Serve Your N13 Right the First Time — Free Consultation

A defective N13 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 N13 fits your situation, prepare it correctly, and map your path through the LTB — with a flat-fee quote, no obligation.

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Get Your N13 Reviewed — Free

Tell us what is happening with your tenant. A licensed paralegal property manager will reach out, usually same-day, confirm whether the N13 is the right notice, and give you a clear plan and flat-fee quote. 100% free, no obligation.