Ontario legal guide · Updated 2026-06-16
N12 Notice — Tenant Rights in Ontario
An N12 is a notice that the landlord (or their close family member, or a purchaser) intends to move into the unit. It triggers strict rules: one month's compensation, sworn affidavits, a 12-month good-faith bar, and your right to challenge it at the Landlord and Tenant Board.
What an N12 must contain
- Correct termination date (at least 60 days out, end of rental period).
- Name of the person moving in and their relationship to the landlord.
- Landlord signature.
Your options as a tenant
- Do nothing on the termination date — you don't have to leave until the LTB orders it.
- Demand your compensation in writing — 1 month's rent, due on or before the termination date (RTA s. 48.1).
- Negotiate a cash-for-keys agreement — get it in writing (N11), never verbal.
- Prepare to dispute at the L2 hearing — if you believe the landlord does not genuinely need the unit, bring your evidence to the hearing.
Issues you can raise at the hearing
- Compensation not paid by the termination date (RTA s. 48.1).
- No sworn affidavit from the person moving in.
- Bad faith — evidence of recent listings, prior N12s, renovation plans, or a sale.
- The "purchaser's own use" requires a binding agreement of purchase and sale.
What happens next
The landlord must file an LTB L2 — Application to End a Tenancy and Evict a Tenant or Collect Money with the LTB. You'll get a Notice of Hearing — show up.
If you've already moved out
Drive by, check listings, talk to neighbours. If the person never moved in (or moved out within 12 months), file a LTB T5 — Landlord Gave a Notice of Termination in Bad Faith with the LTB within 1 year of moving out.
Official form reference
LTB N12 — Notice to End your Tenancy Because the Landlord, Purchaser or Family Member Requires the Unit — always download the current version from Tribunals Ontario. Do not rely on a cached PDF.
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Frequently asked questions
How much notice does an N12 require?
At least 60 days, ending on the last day of a rental period. The termination date must be on or after the last day of the fixed term (if any).
Am I owed compensation?
Yes. Under RTA s. 48.1 the landlord must pay one month's rent as compensation, or offer another acceptable rental unit, on or before the termination date.
What is the 12-month bad-faith rule?
Under RTA s. 57, if the person named in the N12 does not actually move in and live there for at least 12 months, the tenant can apply for compensation of up to 12 months' rent plus moving costs (T5 application) within 1 year of moving out.
What evidence does the landlord need?
An LTB hearing for an N12 requires a sworn affidavit from the person who intends to move in (Form L2 + affidavit). Without it, the application can be dismissed.
Can I refuse to leave on an N12?
You do not have to leave on the termination date. The landlord must apply to the LTB (Form L2), get an order, and then have the Sheriff enforce it. You can dispute at the hearing.
Quorex provides legal information and procedural guidance, not legal advice. We are not a law firm. For legal advice, contact Legal Aid Ontario (1-800-668-8258) or a licensed lawyer or paralegal.