Ontario LTB Form N12, Notice to End the Tenancy Because the Landlord, a Purchaser or a Family Member Requires the Unit
The notice a landlord serves to move in themselves, move in a family member or caregiver, or hand the unit to a purchaser who will live in it.
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About Ontario LTB Form N12, Notice to End Tenancy for Landlord's Own Use
Form N12 is the Landlord and Tenant Board notice used when a landlord genuinely needs the rental unit for their own residential use, for a close family member, for a caregiver, or for a purchaser (or the purchaser's family) who intends to live there. It requires at least 60 days' notice ending on the last day of a rental period, and it comes with obligations: the landlord must pay the tenant one month's rent as compensation (or offer another acceptable unit) before the termination date, and the person named must actually move in and stay for at least a year.
Bad-faith N12s carry real penalties. A tenant who is evicted and later finds the unit re-rented or listed can apply to the Board within two years for compensation, and the Board can order the landlord to pay up to twelve months' rent plus moving costs and fines. That is why the affidavit from the person moving in is required and why the details need to be accurate. This page is a free fillable helper and general guide, not legal advice; use the current official form from the Board.
Who needs to complete it
- Owners who need to move into their own rental unit.
- Landlords whose parent, child, spouse, or caregiver will live in the unit.
- Sellers whose buyer has asked in writing for vacant possession because the buyer or the buyer's family will occupy it.
How to fill out Ontario LTB Form N12, Notice to End Tenancy for Landlord's Own Use
- 1Enter the rental unit address and all tenant names.
- 2Tick who will occupy the unit: the landlord, a listed family member, a caregiver, or the purchaser or purchaser's family. If it is a purchaser, the building must have three or fewer residential units.
- 3Set the termination date at least 60 days after service and on the last day of a rental period (for a monthly tenancy, the last day of a month).
- 4Arrange the compensation: one month's rent paid to the tenant, or another unit the tenant accepts, before the termination date. Note it on your records.
- 5Sign and date, serve it correctly, and keep the affidavit or declaration from the person moving in; you will need it if you apply to the Board with Form L2.
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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. If served by mail, add 5 days.
Does the landlord have to pay the tenant?
Yes. One month's rent as compensation, or an acceptable alternative unit, must be provided before the termination date. Without it the notice is not valid.
What if the person never moves in?
The tenant can apply to the Board within two years. Remedies include rent abatement, moving expenses, and administrative fines for bad-faith notices.
Can the tenant leave earlier?
Yes. After receiving an N12 the tenant can end the tenancy early with 10 days' notice using Form N9.