Ontario legal guide · Updated 2026-06-16
N13 Notice — Tenant Rights in Ontario
An N13 is a notice that the landlord intends to demolish the unit, do repairs so extensive the unit must be vacant, or convert it to non-residential use. It comes with strict rules: 120 days' notice, compensation, and — for repairs — a right of first refusal to move back in at the same rent.
What an N13 must contain
- Correct termination date (at least 120 days out, end of rental period).
- Reason ticked: demolition, repairs/renovations requiring vacancy, OR conversion.
- For repairs: description of the work and confirmation a building permit is / will be required.
- Landlord signature and date.
Issues you can raise at the hearing
- Compensation not paid by the termination date (RTA s. 54–55).
- Landlord has no building permit or the work does not need one.
- Work can reasonably be done with the unit occupied.
- No genuine intent — evidence of a planned rent increase, listings, or a sale.
- Termination date is short of 120 days or lands mid-rental-period.
The right of first refusal (repairs only)
Before you move out, give the landlord written notice that you want to move back in when the renovations are done. Keep a copy and proof of delivery. Update the landlord in writing if your contact info changes — losing touch is the most common way this right is lost. The rent when you return is your old rent, plus any lawful annual guideline increases that would have applied. This is under RTA s. 53.
What happens next
You do not have to leave on the termination date. The landlord must file an LTB L2 — Application to End a Tenancy and Evict a Tenant or Collect Money with the LTB, get an order, and have the Sheriff enforce it. You can dispute at the hearing.
If you've already moved out
Drive by the building. Check listings and permit records. If the work never happened, or the unit was re-rented at a higher rent, file a LTB T5 — Landlord Gave a Notice of Termination in Bad Faith with the LTB within 1 year of moving out (RTA s. 57(2)). If your complaint is that you asked in writing to move back in and were not allowed to, or were not given the required notices, the deadline is the later of 2 years after moving out or 6 months after the work was finished (RTA s. 57.1(2)).
Official form reference
LTB N13 — Notice to End your Tenancy for Demolition, Repairs or Conversion — 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 N13 require?
At least 120 days, ending on the last day of a rental period. The termination date must be on or after the last day of any fixed term.
Am I owed compensation?
Yes. For buildings with 5 or more units, the landlord must pay 3 months' rent (or offer another acceptable unit). For smaller buildings, 1 month's rent. Compensation is due on or before the termination date (RTA s. 52, 54, 55).
What is the right of first refusal?
For repairs / renovations, you can give the landlord written notice (before you move out) that you want to move back in when the work is done — at the same rent, plus any lawful guideline increase (RTA s. 53). This right does NOT apply to demolition or conversion. If you give that notice on or after September 21, 2026, the landlord must tell you in writing the estimated completion date, tell you if it changes, tell you when the unit is ready, and give you 60 days' notice to move back in once the work is done (LTB operational update, September 21, 2026).
What if the landlord doesn't do the work in good faith?
If the demolition, repair, or conversion doesn't actually happen (or a new tenant moves in at a higher rent), you can file a T5 bad-faith application within 1 year of moving out (RTA s. 57(2)) for up to 12 months' rent plus expenses. If you gave written notice that you wanted to move back in and the landlord did not let you, or did not give the required information and 60 days' notice, the T5 deadline is the later of 2 years after you moved out or 6 months after the work was finished (RTA s. 57.1(2)).
Do repairs really require me to move out?
Only if a building permit is required AND the work cannot reasonably be done with the unit occupied. Cosmetic upgrades, painting, or floor refinishing are not enough — this is a common defence.
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.