Ontario · LTB Form N12 · Updated for Bill 60
Form N12 in Ontario: Ending a Tenancy for Landlord's Own Use (2026)
Form N12 is the notice an Ontario landlord uses to end a tenancy because the landlord, a close family member, a caregiver, or a buyer intends to move into the unit. This guide covers who qualifies, the 60-day notice, the one-month compensation (and the new 120-day exception from Bill 60), and the rules against bad-faith notices.
Minimum notice
60 days
Ending on the last day of a rental period, or the end of a fixed term. For the landlord's own use, compensation is not required with 120+ days' notice.
Who can move in
An N12 can be given when one of these people genuinely intends to live in the unit for at least one year:
- The landlord, or the landlord's spouse
- A child or parent of the landlord or of the landlord's spouse
- A caregiver for any of the people above
- A buyer (or one of the buyer's family members above), where the building has three or fewer residential units and there is a signed agreement of purchase and sale
The notice period
The termination date must be at least 60 days after the notice is given, and it must be the last day of a rental period, or the last day of the term if the tenant has a fixed-term lease. You cannot end a fixed-term lease early with an N12.
After receiving an N12, the tenant can choose to leave earlier by giving you at least 10 days' written notice.
Compensation, and the new 120-day exception
Normally, a landlord who gives an N12 must compensate the tenant an amount equal to one month's rent, or offer another rental unit the tenant accepts, by the termination date.
Under Bill 60, in force September 21, 2026, that compensation is not required when the N12 is for the landlord's own use (Reason 1 on the form) and the termination date is at least 120 days after the notice is given. The termination date must still fall on the last day of a rental period. The exception does not apply when the notice is given for a purchaser (Reason 2).
Bad-faith notices
If a tenant moves out because of an N12 and the named person does not move in for at least a year, the tenant can apply to the LTB. The Board can order the landlord to pay compensation and can impose significant fines. Only give an N12 when the move-in plan is real.
How to give an N12
- 1
Confirm eligibility
Make sure the person moving in qualifies and genuinely intends to live there for at least a year.
- 2
Pick the termination date
At least 60 days away, on the last day of a rental period or the end of the fixed term. For the landlord's own use, 120+ days removes the compensation requirement.
- 3
Serve the N12
Use the current form from the LTB website and record how and when you served it.
- 4
Pay the compensation
Unless the exception applies, pay one month's rent (or offer an acceptable unit) by the termination date.
- 5
File an L2 if needed
If the tenant does not move out, apply to the LTB with Form L2 and the required declaration.
Plan the date around the rental period
An N12 with a termination date that is not the last day of a rental period is a common reason applications fail. Check the rent due date on the lease before you count the days.
Frequently asked questions
How much notice does an N12 need?
At least 60 days, ending on the last day of a rental period or the end of a fixed term.
Do I have to pay one month's rent as compensation?
Yes, unless the notice is for the landlord's own use and gives at least 120 days' notice (a Bill 60 change in force since September 21, 2026). The exception does not apply to notices given for a purchaser. Instead of paying, you can offer another rental unit the tenant accepts.
Can I use an N12 so my adult child can move in?
Yes. A child of the landlord or of the landlord's spouse qualifies, if they intend to live in the unit for at least one year.
Can a buyer's family use an N12?
Yes, when the building has three or fewer residential units and there is a signed agreement of purchase and sale. The buyer, their spouse, or a child or parent of either qualifies.
Keep your tenancy records in order
Automanagement keeps leases, rent history and notices together for every unit, so dates and amounts are easy to confirm before you give any notice.
General information for landlords, not legal or tax advice. Rules change; confirm the current requirements with the Landlord and Tenant Board. Last reviewed 2026-09-27. Official source