Ontario · LTB Form N9
Form N9 in Ontario: The Tenant's Notice to End the Tenancy (A Guide for Landlords)
Form N9 is the Landlord and Tenant Board form an Ontario tenant gives the landlord to end the tenancy and move out. The tenant fills it in, not the landlord. This guide explains, for landlords, the notice periods and termination dates the rules set out, when a mailed notice counts as given, and what you can do if the tenant doesn't leave.
Notice for a monthly tenancy
60 days
At least 60 days after the tenant gives the notice, ending on the last day of a rental period, and not earlier than the last day of a fixed term.
Notice periods and termination dates
The termination date on an N9 depends on how the tenancy is set up:
- Monthly tenancy: at least 60 days after the tenant gives the notice, and on the last day of a rental period. If the tenant pays rent on the first day of each month, the termination date must be the last day of a month.
- Daily or weekly tenancy: at least 28 days after the tenant gives the notice, and on the last day of a rental period.
- Fixed term (for example a one-year lease): the termination date cannot be earlier than the last day of the fixed term.
- February and March: a notice for the last day of February counts as 60 days if it is given no later than January 1, and a notice for the last day of March counts as 60 days if it is given no later than February 1.
When a mailed N9 counts as given
Under the Residential Tenancies Act (s. 191(3)), a notice given by mail is deemed to have been given on the fifth day after mailing. So for a monthly tenancy, the 60 days count from that fifth day: 65 days from the day it was mailed.
When a shorter notice is allowed
The N9 form lists situations with different rules:
- After the landlord gave an N12 or N13: the tenant's termination date can be 10 days (or more) after the N9 is given, and it doesn't have to be the last day of a rental period.
- The landlord refused to let the tenant assign the unit: at least 30 days (28 days for a daily or weekly tenancy), not tied to the end of a rental period or fixed term.
- A tenant in a care home: at least 30 days.
- Standard Lease: for an agreement made on or after April 30, 2018, where the landlord had to use the Ontario Standard Lease but didn't, and the tenant asked for it in writing, the tenant can end before the last day of the fixed term (but still on the last day of a rental period) if more than 21 days have passed since the request without the landlord providing it, or if the landlord provided it less than 30 days ago and the tenant hasn't signed it.
A tenant can't be required to sign an N9 to rent
A tenant's notice is void if it is given at the time the tenancy agreement is entered into, or as a condition of entering into it (Residential Tenancies Act, s. 37(4)). The form lists two exceptions: certain post-secondary student housing and certain care homes.
If the tenant doesn't move out
The tenant must move out by the termination date. If they move out by that date but leave possessions behind, the landlord can dispose of them.
If the tenant doesn't leave, you can apply to the LTB (Form L3) as soon as the tenant gives you the N9. An order can't require the tenant to move out before the N9's termination date. You must apply no later than 30 days after that termination date (Residential Tenancies Act, s. 77(3)).
How Automanagement helps
On an Ontario residential lease, you can record a tenant's N9: the date they gave it, how they gave it (a mailed N9 is counted from the fifth day after mailing) and the termination date. Automanagement checks it against the rules above for a monthly tenancy, shows the earliest valid termination date and the last day to apply to the LTB, and notes the exceptions it can't check. Your tenant's portal links to the official N9. Automanagement never fills in an N9 for a tenant.
This is general information, not legal advice.
When you receive an N9, step by step
- 1
Note the date and how it was given
In person, in the mailbox or by mail. A mailed N9 counts as given on the fifth day after mailing.
- 2
Check the termination date
For a monthly tenancy: at least 60 days later, on the last day of a rental period, and not before the end of a fixed term, unless an exception on the form applies.
- 3
Keep a copy
Record the N9 on the lease with its dates.
- 4
Apply to the LTB if needed
If the tenant doesn't leave, you can file Form L3, no later than 30 days after the termination date.
Frequently asked questions
How much notice does a tenant have to give in Ontario?
For a monthly tenancy, at least 60 days, ending on the last day of a rental period and not before the end of a fixed term. For a daily or weekly tenancy, at least 28 days, ending on the last day of a rental period.
What if the tenant mails the N9?
A notice given by mail is deemed given on the fifth day after mailing (Residential Tenancies Act, s. 191(3)), so the notice period counts from that day.
Can a tenant give less than 60 days?
In some cases listed on the form: 10 days after the landlord gave an N12 or N13, 30 days if the landlord refused an assignment or in a care home, and the end of February or March with notice given by January 1 or February 1.
Can I ask a new tenant to sign an N9 when they rent?
No. A tenant's notice given at the time the tenancy agreement is entered into, or as a condition of entering into it, is void, except in certain student housing and care homes.
What can I do if the tenant doesn't leave after an N9?
You can apply to the LTB with Form L3 as soon as the tenant gives the notice, and no later than 30 days after its termination date. An order can't require the tenant to move out before that date.
Keep every notice with the lease
Automanagement keeps leases, rent history and notices together for every unit, and checks a tenant's N9 against Ontario's notice rules when you record it.
General information for landlords, not legal or tax advice. Rules change; confirm the current requirements with the Landlord and Tenant Board (Form N9). Last reviewed Oct 6, 2026. Official source