Notice to End a Tenancy in Ontario: Which Form, How Much Notice

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

"Notice to end the tenancy" is a phrase that covers several different situations in Ontario, each with its own form and its own notice period. A tenant moving out, two parties agreeing to part ways, and a landlord ending a tenancy for cause are three very different things — and the first question is always who is ending the tenancy and why. This is a plain-English map of which notice fits which case.

First, who is ending it?

Every notice to end a tenancy in Ontario is one of three things:

A tenant's notice — the tenant chooses to move out.
A mutual agreement — both sides agree to end it.
A landlord's notice — the landlord ends the tenancy, always for a specific reason the law allows.

A landlord can never simply "give notice" to end a tenancy because the lease term is up or because they want the unit back without a permitted ground. There is no end-of-lease eviction by default in Ontario: when a fixed term ends, the tenancy usually continues month-to-month unless the tenant ends it or the landlord has a lawful reason. Getting clear on who and why points you straight to the right form.

The tenant's notice: N9

When a tenant wants to move out, they use the N9 — Tenant's Notice to End the Tenancy. No reason is required. The notice period:

Monthly or fixed-term tenancy — at least 60 days, ending on the last day of a rental period, and not before the end of a fixed term.
Daily or weekly tenancy — at least 28 days.

A tenant cannot use the N9 to leave a fixed-term lease early. See our full guide to the N9.

The mutual agreement: N11

When both sides agree to end the tenancy, they sign an N11 — Agreement to End the Tenancy. There is no fixed notice period — the parties choose the date — but the agreement must be genuinely voluntary. A tenant cannot be required to sign one to rent the unit, or pressured into signing one to force them out. See our full guide to the N11.

The landlord's notices: the N-series

When a landlord ends a tenancy, they must use the notice that matches the reason, and each carries its own notice period:

N4 — non-payment of rent. 14 days (7 if rent is daily or weekly). Voided if the tenant pays in full within the period.
N5 — damage, interference, or overcrowding. A first N5 gives 7 days to correct the problem and sets a termination date about 20 days out; it can be voided by fixing the issue.
N6 — illegal act, or misrepresenting income in rent-geared-to-income housing.
N7 — serious problems, such as a serious impairment of safety or significant damage; a shorter timeline than an N5.
N8 — end of term or persistent late payment. 60 days; not voidable by a make-up payment.
N12 — the landlord, a buyer, or a close family member wants to move in. 60 days, ending on the last day of a rental period, with one month's rent in compensation.
N13 — demolition, conversion, or major repairs needing a vacant unit. 120 days, with compensation that depends on the building's size.

A landlord's notice is always a first step. None of these forms is an eviction. If a tenant does not comply or leave, the landlord's next move is to apply to the Board — an L1 after an N4, or an L2 after the others — and only a Board order, enforced by the Sheriff, can actually remove a tenant. See how eviction works in Ontario.

Finding the right date

Whatever the notice, the termination date has to be calculated correctly — wrong by a day and the notice can be invalid. Our notice date calculator finds the earliest lawful date from the day a notice is served, and our index of Ontario LTB forms lists every form in one place.

Getting notices right

Use the current official form for the exact situation — the wrong form is a leading reason a matter is delayed or dismissed.
Calculate the termination date carefully and line it up with the rental period where required.
Keep proof of how and when you served it. Service is part of what makes a notice effective.
Keep the underlying records — the rent ledger for non-payment, dated photos and written communications for everything else. Lease management and rent tracking in Habyn keep them in one place.

Frequently asked questions

What form does a tenant use to give notice in Ontario?

The N9, the Tenant's Notice to End the Tenancy. It requires at least 60 days for a monthly or fixed-term tenancy (28 days for a daily or weekly one) and no reason needs to be given.

Can a landlord end a tenancy just because the lease term is over?

No. When a fixed term ends, the tenancy usually continues month-to-month. A landlord can only end a tenancy with a lawful ground and the matching N-notice, such as an N12 for their own use or an N4 for non-payment.

How much notice does a landlord have to give to end a tenancy?

It depends on the reason: 14 days for non-payment (N4), 60 days for own use (N12) or persistent late payment (N8), and 120 days for demolition, conversion, or major repairs (N13), among others.

Is a notice to end a tenancy the same as an eviction?

No. Every notice is a first step, not an eviction. Only the Landlord and Tenant Board can order an eviction, and only the Sheriff can enforce it.

Where do I get the official notice forms?

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