N12 Notice
Notice for Landlord's Own Use
Ontario's N12 ends a tenancy because the landlord, a family member, a caregiver or a buyer plans to move into the unit.
The N12 is the Ontario notice a landlord uses to end a tenancy because someone will move into the unit. The person can be the landlord, the landlord's spouse, a child or parent of either of them, or a caregiver for any of them. A landlord who has agreed to sell can also serve it for a buyer, or the buyer's family member or caregiver. This purchaser option applies only to buildings with three or fewer units, or condominium units.
The notice must give at least 60 days. The termination date must be the last day of a rental period or of a fixed-term lease. An N12 cannot end a fixed-term lease early. If the tenant does not move out, the landlord can apply to the Landlord and Tenant Board (LTB). The landlord uses Form L2, filed within 30 days after the termination date. The person who will move in must sign a declaration or affidavit.
Compensation rules changed in 2026. For an N12 served before September 21, 2026, the landlord must pay one month's rent or offer another acceptable unit. For an N12 served on or after that date, no compensation is required if the landlord gives at least 120 days' notice. With less than 120 days, the old rule still applies. The 120-day exception does not apply to N12s served for a purchaser's own use.
The intention must be genuine. Under the 2026 changes, the named person must normally move in within 60 days of the termination date. If not, bad faith is presumed in a tenant's T5 application, unless the landlord shows otherwise. This presumption does not apply to purchaser notices. A former tenant can generally file a T5 up to two years after moving out.
A tenant who receives an N12 can move out earlier by giving at least 10 days' written notice. The tenant can also dispute the notice at the LTB hearing.
Sources
- LTB brochure: How a Landlord Can End a Tenancy
- LTB operational update: legislative changes effective September 21, 2026
Last reviewed October 16, 2026.
Go deeper
Related terms in Tenancy & Leases
- N4 Notice Ontario's N4 is the notice a landlord gives when rent is unpaid. For notices given from September 21, 2026, it allows 7 days.
- Rent Increase Guideline The yearly cap on rent increases for rent-controlled units. In Ontario it is 2.1% for 2026 and 1.9% for 2027.
- Residential Tenancies Act The provincial law that sets the rules for residential rentals, such as Ontario's Residential Tenancies Act, 2006.
- Residential Tenancy Branch The Residential Tenancy Branch runs British Columbia's tenancy dispute resolution and administers the Residential Tenancy Act.
General information only, not legal, tax, or financial advice. Rules change and vary by province; confirm the current details with the relevant authority before you rely on them.