Form N11
The N11: Agreement to End the Tenancy
An N11 ends a tenancy on a date you and the tenant both sign. No notice period and no reason needed. Here is how to use it so it holds up at the Board.
The short answer
The landlord and tenant sign the N11 and pick the termination date. If the tenant has not moved out, you file an L3 no later than 30 days after that date, and the Board can order the eviction without notifying the tenant first.
What goes on the form
The N11 is two pages and free from the LTB. Page 1 is mostly the Board's own notes.
- Tenant names
- Every tenant on the lease.
- Landlord name
- The landlord, or the company that is the landlord.
- Rental unit address
- Including the unit number.
- Termination date
- Any date you both agree on, written dd/mm/yyyy.
- Signatures
- Each side signs and dates, with a name and phone number.
Both of you keep a signed copy. You will need yours if you file an L3.
When an N11 is void
An agreement signed when the lease is signed, or as a condition of renting, does not count. The exceptions are students in post-secondary housing and some care-home units.
Cash for keys
The N11 has no payment section and the Act sets no amount, so any payment is what you negotiate. Put it in writing next to the N11. Accepting arrears or compensation after you both sign does not reinstate the tenancy, unless you agree otherwise.
It has to be voluntary
A landlord must not harass, coerce or threaten a tenant, and a tenant can ask the Board to set an L3 order aside.
If the tenant does not move out: the L3
- File the L3 any time after signing, and no later than 30 days after the termination date.
- Attach the N11 and a signed declaration or sworn affidavit confirming it. The Board refuses an L3 that is missing either.
- Pay the fee: $186 through the Tribunals Ontario Portal, or $201 by mail or courier.
- Wait for the order. The Board can issue it without notifying the tenant. The eviction date cannot be earlier than the N11 date.
- Enforce through the sheriff. Only the Court Enforcement Office can carry out the order.
The declaration should give the date the tenancy began, the termination date, who signed the N11 and when. It should also say the N11 was not signed with the lease and that no later agreement replaced it. The L3 instructions list everything.
What changed on September 21, 2026
The tenant has 10 days after the L3 order to ask the Board to set it aside, which pauses enforcement until a hearing. The Board can still set it aside if that would not be unfair. Since September 21, 2026, it can no longer weigh changes in the tenant's circumstances after they signed the N11.
N11 or N12?
| N11 | N12 | |
|---|---|---|
| Who signs | Landlord and tenant | Landlord |
| End date | Any date you agree | At least 60 days, ending on the last day of a rental period or term |
| Payment | Whatever you negotiate | One month's rent, unless the 120-day waiver applies |
| If the tenant stays | L3, order without a hearing first | L2 and a hearing |
For the N12 rules, see the N12 guide. If only the tenant wants to leave, they give you an N9 instead.
Frequently asked questions
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This guide is general information, not legal, tax or financial advice. For advice on your situation, talk to a qualified professional. Read our disclaimer.