The N12 — Notice to End your Tenancy Because the Landlord, a Purchaser or a Family Member Requires the Rental Unit — is one of the most commonly used (and most commonly abused) eviction notices in Ontario.
This guide explains exactly how to use it correctly, your compensation obligations, and how to avoid bad faith claims.
When Can You Use the N12?
You can serve an N12 when:
- You want to move into the rental unit
- Your spouse wants to move in
- Your child or parent (or spouse's child or parent) wants to move in
- A person who provides care services to you or a family member needs the unit
- A purchaser (or their family) wants to move in after buying the property
Notice Period: 60 Days
The termination date on the N12 must be:
- At least 60 days after the notice is served
- The last day of a rental period (usually the last day of the month)
Example: If you serve on March 1 and rent is due the 1st, the earliest termination date is April 30 (60 days, ending on last day of rental period).
Compensation: One Month's Rent
You must pay the tenant compensation equal to one month's rent. This can be:
- A direct payment (cheque, e-transfer) before the termination date
- An offer to apply their last month's rent deposit to the last month
⚠️ Important: If you don't pay compensation, the LTB will likely dismiss your eviction application.
What Happens After You Serve the N12
- Serve the N12 on the tenant (in person or registered mail)
- Complete a Certificate of Service
- Pay compensation before the termination date
- If tenant doesn't vacate → file L2 Application with the LTB
- Attend LTB hearing (3-4 weeks later)
- LTB issues order if satisfied the request is in good faith
Avoiding Bad Faith Claims
Bad faith N12 evictions are a serious issue in Ontario. The LTB scrutinizes these applications carefully. To demonstrate good faith:
- Actually move in. If you or your family member doesn't move in within a reasonable time, the tenant can file a T5.
- Don't re-list the unit. If the unit appears on rental listings shortly after the tenant leaves, that's strong evidence of bad faith.
- Keep documentation. Photos of moving in, change of address records, utility transfers — all help prove genuine intent.
- Don't raise rent. If a new tenant moves in at a higher rent within 12 months, the former tenant may have a claim.
Penalties for Bad Faith
If the LTB finds a landlord served an N12 in bad faith:
- Compensation up to 12 months' rent to the former tenant
- Administrative fines up to $50,000 (individual) or $250,000 (corporation)
Generate Your N12 Correctly
LTB Ready ensures your N12 has the correct termination date, compensation amount, and all required declarations. Our Personal Use Bundle includes the N12, L2, and Certificate of Service — everything you need.