How much compensation must I pay for an N12 eviction?

One full month's rent, paid by the termination date stated on the N12 notice. This is mandatory even if the tenant moves out before that date or stops paying rent.

Does the tenant have to move out on the N12 termination date?

No. The tenant has the right to stay and wait for an LTB hearing. Only the Landlord and Tenant Board can issue an eviction order. If the tenant disputes the notice, they can raise that defence at the hearing.

What is the penalty for a bad faith eviction in Ontario?

A tenant who wins a T5 application can be awarded up to one year of rent in general compensation, plus moving and storage costs, rent differential, and an administrative fine of up to $50,000.

Can I use an N13 for a simple renovation like new flooring?

No. An N13 for extensive renovation requires work so substantial it needs a building permit and vacant possession. Cosmetic work like flooring, paint, or new cabinets does not qualify. Misusing an N13 risks dismissal and a bad faith finding.

Ontario N12 & N13 Evictions: The Complete Guide for Landlords (2026)

July 15, 2026 Ottawa Prime Properties 9 min read

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The N12 and N13 are the two most commonly misused eviction forms in Ontario — and the two that expose landlords to the biggest penalties for bad faith. An N12 lets a landlord reclaim a unit for their own use; an N13 allows eviction for demolition, conversion, or extensive renovation. Both come with strict rules, mandatory compensation, and serious consequences if you get them wrong. Here's exactly how both work in 2026.

In this guide

What is an N12 (and when can you use it)?
What is an N13 (demolition, conversion, renovation)?
Compensation & notice requirements
Bad faith evictions & the penalties
The LTB process step by step

What Is an N12? (Landlord's or Purchaser's Own Use)

The N12 is a notice under Section 48 of the Residential Tenancies Act (RTA). It allows a landlord — or the purchaser of a property — to end a tenancy so that the unit can be lived in by the landlord, their spouse, child, parent, or a caregiver for any of those people.

When an N12 is valid

The "own use" person is one of the listed relatives. It cannot be a sister, cousin, friend, or employee.
The person genuinely intends to live there for at least 12 months. Moving in for two months and re-renting is bad faith.
The building has 3 or fewer units. If you own a building with 4+ units, an N12 for own use generally does not apply.
For a purchaser: the sale must be genuine (an Agreement of Purchase and Sale, not a sham to evict).

N12 — key facts	Requirement
Notice period	At least 60 days, ending on the last day of a rental period
Compensation payable	One month's rent, paid by the termination date
Who files at LTB	Landlord files L2 application after serving N12
Tenant's right	Can wait for a hearing (does not have to move out on the date)

What Is an N13? (Demolition, Conversion, or Extensive Renovation)

The N13 is a notice under Section 50 of the RTA. It's used when a landlord plans to demolish the unit, convert it to non-residential use, or carry out renovations so extensive that the tenant must leave (e.g., requiring a building permit and vacant possession).

The three N13 scenarios

1. Demolition

You intend to tear the building down. Requires proof of intent (permits, plans, contracts). Compensation: 3 months' rent or an equivalent alternative unit.

2. Conversion to non-residential use

You plan to convert the unit to office, commercial, or other non-residential use. Compensation: 3 months' rent or an equivalent unit.

3. Extensive renovation

Renovations so substantial they require a building permit and the unit must be vacant (e.g., replacing all plumbing and electrical, structural work). Crucially: the tenant has a right of first refusal to move back at the same rent once work is complete.

N13 notice & compensation requirements

Scenario	Notice period	Compensation
Demolition	120 days	3 months' rent OR equivalent alternative unit
Conversion	120 days	3 months' rent OR equivalent alternative unit
Extensive renovation	120 days	3 months' rent OR equivalent unit, plus right of first refusal

Key distinction: A renovation that requires a permit but does not require the tenant to leave does not justify an N13. Many landlords wrongly issue N13s for cosmetic upgrades. That's a fast route to a dismissed application and a bad faith finding.

Compensation & Notice: Getting the Numbers Right

Compensation is mandatory and non-negotiable. For an N12, you owe one month's rent. For an N13, you owe three months' rent (or an acceptable alternative unit). Get this wrong and the LTB will dismiss your application outright.

1×

N12 Compensation

One month's full rent, paid by the termination date on the notice. Even if the tenant leaves early, you still owe the full month.

3×

N13 Compensation

Three months' rent, OR offer an alternative unit acceptable to the tenant. Must be paid by the termination date.

Timing is everything

N12 notice must be served at least 60 days before the termination date, which must fall on the last day of a rental period (usually the end of the month).
N13 notice requires 120 days.
Serve the notice in person, by courier, or — if permitted — by email where the tenant has agreed to electronic service. Document proof of service.

Bad Faith Evictions: The Penalties You Must Know

A "bad faith" eviction occurs when a landlord issues an N12 or N13 but doesn't follow through — for example, re-renting the unit three months after an N12 "for my daughter," or never actually renovating after an N13. The consequences are severe and getting stricter.

What a tenant can recover under a T5 application

Remedy	Typical amount / rule
General compensation	Up to 1 year of rent (the former tenant's rent)
Moving & storage costs	Full reimbursement of documented expenses
Rent differential	Difference between old and new rent for up to 1 year
Administrative fine	Up to $50,000 payable to the LTB (corporate landlords can face more)

Common bad faith red flags the LTB looks for: re-listing the unit for rent within 12 months, advertising at a higher rent shortly after eviction, "selling" to a family member who never moves in, or an N13 renovation that never starts. The LTB is increasingly aggressive in awarding maximum remedies.

The LTB Process, Step by Step

Serving the notice is only the first step. A tenant is not required to move out by the termination date — only the Landlord and Tenant Board can order an eviction. Here's the full path.

1 Serve the N12 or N13 with correct notice and compensation. Keep proof of service.
2 File the L2 application with the LTB. For N12 (purchaser use), file within a specific deadline after the sale.
3 Attend the hearing with your evidence: sale agreement, affidavit of intent, permits, renovation contracts, proof of compensation.
4 Receive the eviction order if the LTB rules in your favour. The order specifies the date by which the tenant must leave.
5 Sheriff enforcement — only if the tenant doesn't leave by the order date. You cannot change locks or remove belongings yourself.

Navigate evictions without the risk

N12 and N13 applications are the highest-stakes paperwork in Ontario landlording — a single error can cost you up to a year's rent. Ottawa Prime Properties manages the entire process for our clients across Ottawa and the surrounding area.

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