Notices
Notice to End your Tenancy Because the Landlord, a Purchaser or a Family Member Requires the Rental Unit
N12 notice for your own use or a buyer's
An N12 ends a tenancy because you, a close family member, a caregiver or, in a building of three units or fewer, a buyer will live in the unit for at least a year. It needs the right date, the right compensation and a signed declaration.
$383.50+ HST · $433.36 with HST
Declaration, Certificate of Service and regular mail included.
- Notice period60 days
- 120 days' noticeNo compensation for your own use
- OtherwiseOne month's rent or another unit
The timeline
How an N12 plays out
- Day 1
The N12 is mailed
With a termination date at the end of a period or term.
- Any time after
L2 can be filed
Right after the notice is given, and no later than 30 days after the termination date.
- 60 or 120+ days
Termination date
At least 60 days; at least 120 days for your own use means no compensation.
- Within 60 days
Move in
The person named normally moves in within 60 days of the termination date, for at least a year.
Included
What the price covers
- Who can move in, and the dates, checked first
- Prepared on the Board's N12 (2026/09)
- The declaration of the person moving in, prepared to sign
- Mailed to the tenant
- Certificate of Service
From you
What the paralegal needs
- The rental's address and unit
- Every tenant's full name, as on the lease
- The landlord's legal name, as on title
- A copy of the lease
- Who will move in and how they're related to you
- For a buyer: the agreement of purchase and sale and the closing date
Compensation since September 21, 2026
For your own use, an N12 that gives at least 120 days' notice, with the termination date at the end of a period or term, no longer requires compensation or another unit. With less notice, you pay one month's rent or offer another acceptable unit, by the termination date. The 120-day exception is for the landlord's own use, not a purchaser's.
Good faith
If the tenant leaves and the person named doesn't move in, the former tenant can apply to the Board. The declaration the paralegal prepares is the person's statement that they intend to live there for at least a year.
What comes next
If the tenant doesn't leave
- Prices are before 13% HST. The Board's filing fees are added at cost, with no HST.
- Every notice includes serving it and the Certificate of Service. Courier, process serving and printing are extra.
- A hearing brief and a return hearing, when a case needs them, are charged separately.
- Our team serves N4 and N1 notices; the other legal work is done by a licensed paralegal that Tenant.ca arranges. Tenant.ca isn't a law firm.
Questions
About the N12
All questionsDo I have to pay compensation for an N12 in Ontario?
For your own use, not if the N12 gives at least 120 days' notice and ends at the end of a period or term, for notices given on or after September 21, 2026. Otherwise, one month's rent or another acceptable unit, paid by the termination date.
Can the tenant leave before the N12 date?
Yes. The tenant can move earlier with at least 10 days' written notice.
Notices
- N4 notice for rent not paid
- N1 rent increase notice
- N2 rent increase notice for a partly exempt unit
- N5 notice for damage, interference or overcrowding
- N6 notice for an illegal act or misrepresented income
- N7 notice for wilful damage, serious damage or safety
- N8 notice for persistent late payment
- N12 notice for your own use or a buyer's
- N13 notice for renovation, demolition or conversion
- N9: a tenant's notice to end the tenancy
- N11 agreement to end the tenancy
- Every price
Sources
- LTB Form N12 instructions
- LTB brochure: How a Landlord Can End a Tenancy (updated September 21, 2026)
- Tribunals Ontario: legislative changes at the Board, September 21, 2026
- Residential Tenancies Act, 2006
This page is general information, not legal advice. It reflects the Board's forms, instructions and brochures as read on November 13, 2026. The licensed paralegal who takes on your file advises on your situation. Tenant.ca arranges the work and isn't a law firm.