N12 Form Ontario: Ending a Tenancy for the Landlord's, Buyer's, or Family Member's Use

This article is general information, not legal advice. Use the current official form from the Landlord and Tenant Board, and confirm the rules for your situation with the Board or a qualified legal professional.

When a landlord, a person buying the property, or a close family member genuinely needs to move into a rented unit, the form for ending that tenancy is the N12. It is one of the most scrutinized notices in Ontario, because it asks a tenant to leave through no fault of their own — so it carries a real notice period, mandatory compensation, and a good-faith requirement the Board takes seriously. Here is how it works.

What the N12 is

The N12 is the official Landlord and Tenant Board (LTB) form used when the landlord, a purchaser of the property, or a close family member intends to move into the unit and live there. Its full official title is the "Notice to End your Tenancy Because the Landlord, a Purchaser or a Family Member Requires the Rental Unit." It is a no-fault notice: the tenant has done nothing wrong, which is why the rules protecting them are strict.

Who serves it, and for whom

The landlord serves the N12 on the tenant. The person who intends to move in must be one the law allows:

• The landlord themselves, or their spouse.
• A child or parent of the landlord or the landlord's spouse.
• A caregiver for one of those people.
• A purchaser of the property — available where the building has three or fewer residential units and the buyer (or their close family) intends to move in.

The intended occupant must genuinely intend to live in the unit for at least one year.

The notice period

An N12 requires at least 60 days' notice, and the termination date must fall on the last day of a rental period (or the end of a fixed term, whichever is later). So if rent is due on the first of the month, the move-out date is the last day of a month, at least 60 days out. Our notice date calculator finds the earliest valid date from the day the notice is served.

The compensation requirement

This is non-negotiable and a frequent point of failure. With an N12, the landlord must pay the tenant compensation equal to one month's rent (or offer the tenant another acceptable rental unit). The compensation has to be paid by the termination date on the notice. Paying it even one day late can be grounds for the Board to dismiss the application — the requirement is treated strictly.

The good-faith and affidavit requirement

An N12 must be served in good faith — the named person must really intend to move in and live there for at least a year. To back this up, when the landlord later files the application, the LTB requires an affidavit (or declaration) from the person who intends to move in, confirming that genuine intention. A "bad-faith" N12 — used to clear out a tenant and then re-rent at a higher rate — can expose the landlord to penalties and an order to compensate the tenant.

What happens next: the N12 leads to an L2

The N12 is a notice, not an eviction. If the tenant does not move out by the termination date, the landlord cannot remove them — they must apply to the Board using the L2 — Application to End a Tenancy and Evict a Tenant or Collect Money. The L2 can be filed any time after the N12 is served, but no later than 30 days after the termination date on the notice. Only after a hearing and an order, and then enforcement by the Court Enforcement Office (the Sheriff), can the tenant be removed. For the whole sequence, see how eviction works in Ontario.

Using the form well

• Use the current official N12 from the Landlord and Tenant Board, not a third-party copy.
• Set the termination date correctly — at least 60 days out and on the last day of a rental period.
• Pay the one month's compensation by the termination date. Late or missing compensation is a leading reason these applications fail.
• Serve it in good faith and be ready to support the genuine intention to move in with the required affidavit.
• Keep clean records of the notice, the compensation payment, and how and when you served the notice. Lease management and rent tracking in Habyn keep these together.

For how the N12 fits with every other Board form, see our index of Ontario LTB forms, and for the body behind them, what the LTB is.

Where to get the official N12 form

The N12 is published free by the Landlord and Tenant Board on the Tribunals Ontario website: the official N12 form (PDF) and the LTB's forms, filing and fees page. Always use the current official version. Habyn does not host or reproduce LTB forms.

Frequently asked questions

What is an N12 form in Ontario?

It is the notice a landlord serves when the landlord, a purchaser of the property, or a close family member intends to move into the unit and live there for at least a year. Its official title is the Notice to End your Tenancy Because the Landlord, a Purchaser or a Family Member Requires the Rental Unit.

How much notice does an N12 require?

At least 60 days, with the termination date on the last day of a rental period (or the end of a fixed term, whichever is later).

Does the landlord have to pay the tenant for an N12?

Yes. The landlord must pay compensation equal to one month's rent (or offer an acceptable alternative unit), and it must be paid by the termination date on the notice. Paying late can cause the application to be dismissed.

What happens if the tenant doesn't leave after an N12?

The landlord cannot remove them. They must file an L2 application with the Board (within 30 days after the termination date), and only after a hearing, an order, and enforcement by the Sheriff can the tenant be evicted.

Where do I get the official N12 form?

From the Landlord and Tenant Board on the Tribunals Ontario website, which publishes it for free. Always use the current official version rather than a third-party copy.