Renovations and Demolition in Ontario: Ending Tenancy the Right Way
When you need to renovate, convert, or demolish — learn how to do it legally and avoid costly mistakes.
If you need to reclaim your rental unit for major repairs, renovations, or demolition, an N13 Notice must be handled strictly under Ontario law.
Mistakes can lead to delays, dismissal, or bad-faith challenges.
Our licensed Ontario paralegals ensure your notice, compensation, and obligations are handled correctly — so your project can move forward legally and smoothly.
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Malou T., Former Client
What is an N13 Notice?
An N13 Notice is a formal legal notice under Ontario law that allows a landlord to end a tenancy for reasons like:
- Extensive renovations or repairs that require vacant possession and a building permit.
- Demolition of the unit or residential complex.
- Conversion of the property to non-residential use.
It’s not a simple “knock‑on‑the‑door” notice — there are specific rules to follow.
When You Can Use N13
You may serve an N13 Notice when:
- The repairs or renovations are so extensive that the unit must be vacant and a building permit is required.
- You intend to demolish the unit.
- You plan to convert the unit or property to another use (commercial or other non‑residential).
Notice Period & Timing
- You must give 120 days’ written notice using the correct LTB form.
The termination date must be either:
- The last day of the fixed lease, or
- If there’s no fixed term, the last day of a rental period.
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Compensation & Tenant Rights
Because this kind of eviction is serious, the law requires landlords to:
- Pay compensation (or offer another acceptable unit) to the tenant.
* Depending on the size of the complex (≥ 5 units or < 5 units) this can range from one to three months’ rent or rent for the period the unit is unavailable.
- Inform tenants of their right of first refusal — meaning the tenant can choose to move back in once renovations are done, at the same rent they were paying before.
What Happens After You Serve the N13 Notice
If the Tenant Doesn't Vacate
If the tenant doesn’t vacate by the end date, you can apply to the Landlord and Tenant Board (LTB) for an order to evict.
Show You Acted in Good Faith
You’ll need to show you acted in good faith — that your renovations are real, necessary, and you’ve obtained or are getting permits.
Satisfy All Obligations to the Tenant
The LTB will also consider whether you’ve satisfied all obligations — paying correct compensation, giving tenants their rights, etc. If you fail, the eviction may be refused or postponed.
How Cordaie Paralegal Services Can Help
We help landlords with every step of the N13 / renovation eviction process:
- Assessing if your renovation plan meets the legal threshold for an N13
- Preparing and serving accurate N13 Notices
- Managing required compensation and alternate housing offers
- Ensuring timelines, notice periods, and permit requirements are met
- Gathering and supporting your case if there’s a hearing (evidences, permit status, renovation scope)
- Defending against accusations of bad faith or improper notice
“Damian Cordaie is an outstanding paralegal. We cannot say enough about his knowledge of LTB legal issues, his compassion and his responsiveness. When as small landlords, we were dealing with terrible circumstances, he took the time to listen, provide support and reassurance. He did all of the necessary forms and preparation to effectively represent us at the hearing. We are very pleased with the outcome and with Damian helping us through the process, our stress was much more manageable than it would have been otherwise. We would highly recommend anyone looking for a great paralegal for LTB problems.”
Malou T., Former Client
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We Help Landlords Across Ontario
Whether you’re a landlord in Toronto, Ottawa, Hamilton, London, Mississauga, Windsor, or anywhere else in Ontario, Cordaie Paralegal Services is here to help.
We proudly serve clients across the province — from large property owners in major cities to small landlords in rural communities. Our virtual consultations make it easy to get professional legal guidance no matter where you live or manage property.
Every Ontario landlord deserves reliable, accessible support. If you need help with an N13 notice or any Landlord and Tenant Board matter, you’re in the right place.
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Understanding the N13 Notice
When a landlord plans to renovate, demolish, or permanently convert a rental unit, they may issue an N13 Notice to end the tenancy. However, N13s are heavily regulated in Ontario and must be handled carefully to avoid delays, compensation claims, or illegal eviction findings.
Tenants have specific rights, landlords have specific obligations, and every step must be supported with the proper documentation and proof of intention. If the process is done incorrectly, the Landlord and Tenant Board may dismiss the application, impose compensation, or order the landlord to allow the tenant to move back in.
If you’re unsure whether an N13 applies to your situation, or you need help preparing the application and evidence package, we can review your situation and guide you through the process step-by-step.
1. What is an N13 Notice in Ontario?
An N13 Notice is a legal form landlords use to end a tenancy for one of three reasons:
- Extensive renovations that require vacant possession
- Demolition of the rental unit
- Conversion of the unit to a non-residential use
It is governed by the Residential Tenancies Act (RTA) and must be used with caution, as improper service or bad faith intent can result in penalties.
2. Can I evict a tenant just because I want to renovate?
Only in certain cases. You can only evict a tenant for renovations if the work is so extensive that the unit cannot be occupied during the repairs — and a building permit is required.
Cosmetic upgrades like painting or flooring usually do not qualify for an N13 eviction.
3. How much notice do I have to give a tenant for renovations in Ontario?
You must give the tenant at least 120 days’ written notice using the N13 form from the Landlord and Tenant Board (LTB).
The termination date must fall on the last day of the rental period or lease term.
4. Do I have to pay the tenant compensation?
Yes. The law requires you to either:
- Pay the tenant 1 to 3 months’ rent, or
- Offer them another acceptable rental unit
⚠️Important: The exact amount depends on the size of the rental complex and the nature of the termination.
5. What is the "right of first refusal"?
If the N13 is served for renovations (not demolition or conversion), tenants have the right of first refusal.
This means they can move back in after the work is done, at the same rent as before.
You must notify them when the unit is ready.
6. Can a tenant fight an N13 notice?
Yes. A tenant can:
- Dispute the notice at the Landlord and Tenant Board (LTB)
- Claim the eviction is in bad faith
- Challenge whether the renovations actually require vacant possession
- Insist on their right to return if applicable
That’s why proper documentation, permits, and legal service are critical.
7. What happens if the tenant refuses to leave after the notice?
You must file an L2 application with the Landlord and Tenant Board to seek an official eviction order.
At the hearing, you’ll need to prove:
- That the renovations are genuine
- That you followed all notice, timing, and compensation rules
- That you acted in good faith
8. Can I raise the rent after the tenant moves back in?
No, not right away. If the tenant exercises their right of first refusal, you must offer the unit at the same rent as before the renovation.
You may only increase rent according to the guideline amounts set by the LTB.
9. Can I rent the unit to someone else after renovations?
Not if the N13 was served for renovations.
If the tenant had the right to return, and you don’t offer it, you could face legal action for bad-faith eviction.
If the unit was demolished or converted, the right of return does not apply — and you may re-rent or redevelop accordingly.
10. What happens if I serve the N13 notice incorrectly?
Your case could be:
- Dismissed by the LTB
- Delayed for months
- Open to a bad-faith complaint
- Subject to fines or tenant compensation
⚠️️Important: A small technical mistake — like giving the wrong termination date or failing to provide compensation — can invalidate the entire process.
Common Mistakes to Avoid
The most made mistakes by landlords for N13 Applications:
- Incorrect termination date or not following fixed or periodic rental rules
- Not obtaining required building permits
- Giving insufficient notice (< 120 days) or using wrong form
- Failing to offer compensation or acceptable alternative housing
- Omitting right of first refusal for tenant move back
