N12 Notice Ontario –
End Tenancy for Landlord’s Own Use
Serving an N12 Notice can be complex. Our licensed Ontario paralegals ensure your eviction is legal, compliant, and stress-free.
Serving an N12 Notice requires strict compliance with Ontario’s Residential Tenancies Act. Even small mistakes can result in dismissal or bad-faith penalties.
Our licensed Ontario paralegals prepare, serve, and file N12 Notices correctly — ensuring your eviction is legal, compliant, and handled properly from the start.
✔ Licensed by the Law Society of Ontario
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✔ Serving Landlords Across Ontario
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“He went above and beyond to get a highly successful N12.”
—
Trevor L., Former Client
What Is a N12 Notice in Ontario?
An N12 Notice to End Tenancy for Landlord’s Own Use is a formal document under Ontario’s Residential Tenancies Act (RTA). It allows a landlord to legally end a tenancy when the landlord—or an immediate family member such as a spouse, child, or parent—needs to occupy the rental unit.
To be valid, the landlord must have a genuine intention to live in the unit for at least one year and must provide the tenant with a minimum of 60 days’ notice before the termination date. Landlords are also required to compensate the tenant with one month’s rent or offer another acceptable unit before possession can be taken.
Failing to follow these steps correctly can result in hearing delays, dismissal, or financial penalties for bad-faith evictions.
Need Help Preparing Your N12 Notice?
Our licensed Ontario paralegals will ensure your notice is complete, compliant, and properly served.
When Can a Landlord Serve an N12 Notice in Ontario?
A landlord in Ontario can serve an N12 Notice to End Tenancy for Landlord’s Own Use only under specific legal conditions. According to the Residential Tenancies Act (RTA), you may issue an N12 when:
- You, your spouse, child, or parent intend to live in the rental unit for
at least one year.
- You are ending the tenancy in
good faith, meaning you genuinely plan to occupy the unit for personal use — not to re-rent it or sell it for profit.
- You provide the tenant with
at least 60 days’ written notice before the termination date.
- You pay the tenant one month’s rent as compensation (or offer an equivalent alternative unit, if available).
Remember — the burden of proof is on the landlord. If the Landlord and Tenant Board (LTB) determines the eviction was done in bad faith, you may face hefty fines or compensation orders.
Unsure If You Qualify to Serve an N12 Notice?
Get clarity before you act — our licensed Ontario paralegals can review your situation and confirm if you’re legally eligible to serve an N12.
How to Properly Serve an N12 Notice in Ontario
Serving an N12 Notice is not just a matter of handing your tenant a letter — it’s a legal process that must be completed exactly as the Residential Tenancies Act (RTA) requires.
It usually involves the following steps:
- Prepare the Proper Form
- Provide Tenant Compensation
- Serve the N12 Properly
- File with the Landlord and Tenant Board (LTB) if Necessary
- Attend the LTB Hearing
⚠️Important: The hearing allows both parties to present evidence. A licensed Ontario paralegal can represent you and ensure your case is properly presented.
Let Us Handle the Legal Steps for You
Our licensed Ontario paralegals prepare, serve, and file N12 Notices correctly — minimizing errors and protecting your rights at every stage.
What Happens After You Serve an N12 Notice in Ontario?
After you’ve served the N12 Notice, the next steps depend on your tenant’s response.
If the tenant moves out by the termination date:
- You may take possession of the property, provided you or your family member move in and occupy it for at least one year.
If the tenant does not move out:
- You’ll need to file an L2 Application to End a Tenancy and Evict a Tenant with the Landlord and Tenant Board (LTB).
At the hearing, the landlord must prove:
- The N12 Notice was properly served and compensation paid (one month’s rent or equivalent).
- A genuine intention to occupy the property for personal use.
- Compliance with the Residential Tenancies Act (RTA) timelines and notice requirements.
Once the Board reviews your evidence, it may issue an eviction order if your case meets all legal requirements.
Need Help Filing Your L2 Application or Attending an LTB Hearing?
Our licensed Ontario paralegals represent landlords at every stage — from serving the N12 to securing an eviction order.
How Cordaie Paralegal Services Can Help
At Cordaie Paralegal Services, we are highly experienced in Landlord and Tenant Board (LTB) matters across Ontario — helping landlords like you end tenancies legally, efficiently, and with confidence.
Our team handles every detail of your N12 eviction process, ensuring compliance with the Residential Tenancies Act (RTA) and minimizing costly mistakes.
We assist landlords with:
- Reviewing your situation to confirm eligibility for an N12 Notice
- Preparing and serving N12 Notices accurately and on time
- Documenting communication and compliance for LTB hearings
- Representing you before the Landlord and Tenant Board
- Managing paperwork and deadlines to prevent dismissal or delay
We take care of the process from start to finish — so you can protect your property, avoid technical errors, and stay fully compliant with Ontario’s tenancy laws.
Let Our Licensed Paralegals Handle Your N12 Eviction
Get expert guidance and representation from start to finish — from notice to hearing.
“I would highly recommend Damian. He took the time to explain the tribunal case and deal with an unreasonable tenant. He went beyond the 9/5 shift to ensure all emails and the documents were filed to get a highly successful N12 and evict my tenant! Definitely made a nasty situation much easier to handle. Thank you again for the help. Five Star 🌟 service.”
Trevor L., Former Client
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We Help Landlords Across Ontario
We proudly represent landlords dealing with persistent late rent issues throughout Ontario:
- Toronto, Mississauga, Brampton, Ottawa, Hamilton, Durham Region, York Region, London, Kitchener-Waterloo, Niagara Region, Barrie and across Ontario
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Frequently Asked Questions About N12 Notices in Ontario
Have more questions about serving an N12 Notice? You’re not alone. N12 evictions are one of the most closely scrutinized processes under Ontario’s landlord-tenant laws, and even well-intentioned landlords can run into problems if the notice isn’t handled correctly from the start.
Rules around eligibility, timing, compensation, and good-faith requirements are strict, and mistakes can lead to delays, dismissed applications, or serious legal consequences at the Landlord and Tenant Board. With laws and interpretations continuing to evolve, relying on assumptions or outdated information can put your case at risk.
Our licensed Ontario paralegals can review your specific situation and explain exactly how the N12 process applies to you. We provide clear, step-by-step guidance so you understand your obligations, avoid common pitfalls, and move forward with confidence.
Here, you’ll find answers to some of the most common questions landlords have about serving an N12 Notice. If your circumstances are more complex or unique, we’re here to help you get tailored advice before taking the next step.
1. How much notice must I give my tenant when serving an N12?
You must provide at least 60 days’ written notice, with the termination date aligning with the end of the rental period (usually the end of the month).
2. Do I have to pay my tenant compensation for an N12 eviction?
Yes — in most cases, tenant compensation is required for an N12 eviction.
Under Ontario’s Residential Tenancies Act, a landlord who serves an N12 Notice to End Tenancy (for personal use, purchaser’s use, or use by a close family member) must provide the tenant with mandatory compensation.
What compensation is required?
- One month’s rent, or
- Another rental unit acceptable to the tenant
This compensation must be paid no later than the termination date listed on the N12.
Failing to provide compensation can invalidate the notice, even if the reason for eviction is otherwise legitimate.
Are there any exceptions?
- Yes, but they are limited.
Compensation is not required if:
- The rental unit is located in a residential complex with no more than two units, and
- The landlord (or qualifying family member) will be moving into the unit
Why this matters
Improperly issued N12 notices are one of the most common reasons eviction applications are delayed or dismissed by the Landlord and Tenant Board.
Ensuring compensation is handled correctly protects your case and reduces the risk of claims for bad-faith eviction.
3. What happens if my tenant refuses to move out after I serve the N12?
Serving an N12 notice does not require the tenant to leave on their own.
If the tenant does not move out by the termination date on the notice, the next step is to file an L2 Application with the Landlord and Tenant Board (LTB) for a hearing.
At the hearing, the Board will review your evidence, including proof that:
- You (or an eligible family member) genuinely intend to move into the unit; and
- The move-in will be for at least one full year.
If the LTB grants the eviction, they will issue an Eviction Order.
Once you have the Order, you must file it with the Sheriff’s Office to enforce the eviction.
⚠️Important: You cannot change the locks or physically remove the tenant yourself. Only the Sheriff has legal authority to evict.
Any attempt to remove the tenant without a Sheriff can be treated as an illegal eviction and may result in fines or compensation orders against the landlord.
4. Can I serve an N12 Notice if I plan to sell the property?
Not with an N12. In that case, you would need an N12 for purchaser’s own use if the buyer or their family member intends to move in — or an N13 if you’re doing major renovations or demolishing the unit.
5. What if my tenant accuses me of bad-faith eviction?
The LTB takes bad-faith claims seriously.
If found guilty, landlords can face fines up to $50,000 for individuals or $250,000 for corporations.
Our team ensures your case is fully documented and compliant to protect you from false claims.
Ready to Reclaim Your Property?
We help landlords across Ontario navigate N12 evictions with confidence and legal precision.
Speak with a licensed paralegal today about your situation.
We’ll help you do it right — the first time.
