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Updated for Bill 60

N12 Notice Ontario: Personal Use Eviction Guide

A complete guide to the N12 (Notice to End Tenancy for Landlord's Own Use) in Ontario. The one-month compensation requirement still applies (from September 21, 2026 it is waived when you give 120+ days notice), and good-faith requirements remain.

7 min readLast updated: July 10, 2026
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Compensation change takes effect September 21, 2026

From September 21, 2026, the one-month N12/N13 compensation is waived when the landlord gives 120 or more days notice, per the LTB operational update (June 30, 2026). Until then you must still pay one month’s rent in compensation before the termination date of every N12. See the Bill 60 implementation status guide →

2026 update: the LTB rejects L2 applications without the affidavit and 2-year disclosure

The Affidavit of the Person Moving In (RTA s. 72(1)) and the 2-year N12/N13 disclosure must be filed with every L2. Missing either gets the application thrown out.Read the 2026 filing rules guide →

Bill 60: dated change to N12 compensation

From September 21, 2026, the one-month compensation is waived when the landlord gives 120 or more days notice on an N12 or N13. Until then, the compensation requirement always applies. Bad faith evictions remain illegal with statutory fines up to $100,000 for individuals and $500,000 for corporations (doubled under Bill 97, in force since July 1, 2026).Learn about all Bill 60 changes →

What is the N12 Notice?

The N12 (Notice to End your Tenancy Because the Landlord, a Purchaser or a Family Member Requires the Rental Unit) is used when a landlord or specific family members genuinely need to move into a rental unit that is currently occupied by a tenant.

This is commonly known as "personal use" or "own use" eviction. It is one of the few ways a landlord can end a tenancy without the tenant being at fault.

Who Can You Evict For?

The N12 can be used when the rental unit is required by:

  • Yourself (the landlord)
  • Your spouse
  • A child or parent of you or your spouse
  • A caregiver who provides care to any of the above
  • A purchaser who has entered an agreement to buy the property (or their family member)

Good Faith Requirement

The N12 can only be used if the person genuinely intends to move in for at least one year. Using an N12 in bad faith (to get rid of a tenant and re-rent at higher rates) carries severe penalties including fines up to $100,000 for individuals and $500,000 for corporations.

N12 Notice Requirements

Notice PeriodAt least 60 days
Termination DateLast day of rental period
CompensationOne month of rent (still required)
Declaration RequiredSigned declaration of good faith

How to Issue an N12 Notice

Step 1: Confirm Eligibility

Ensure the person who will occupy the unit is an eligible individual (yourself, spouse, parent, child, or caregiver). The need must be genuine, not a pretext to remove the tenant.

Step 2: Download the Current N12 Form

Get the current N12 form from Tribunals Ontario. Using an outdated form can invalidate your notice.

Step 3: Complete the Form

Fill out all required information:

  • Tenant name(s) as they appear on the lease
  • Rental unit address
  • Who will be occupying the unit and their relationship to you
  • Termination date (at least 60 days, last day of rental period)
  • Your signature and date

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Step 4: Complete the Declaration

The N12 includes a declaration that the unit is genuinely required for personal use. This declaration is made under oath, and providing false information can result in penalties.

Step 5: Serve the Notice

Serve the N12 to your tenant using an acceptable method and keep proof of service.

Step 6: File L2 Application (If Tenant Does Not Leave)

If the tenant does not move out by the termination date, you must file an L2 application with the LTB. The tenant has no obligation to leave until the LTB issues an eviction order.

What Bill 60 Changed for N12

Before Bill 60

  • • One month rent compensation required
  • • Compensation due before termination date
  • • Bad faith penalties existed

From September 21, 2026

  • • Compensation waived when 120+ days notice is given
  • • All other requirements remain
  • • Bad faith penalties still apply ($100,000 / $500,000)

Warning: Bad Faith Evictions

Even after September 21, 2026, when compensation is waived for 120+ day notices, that change does not remove penalties for bad faith evictions. If you:

  • Evict using N12 and then re-rent the unit
  • Never actually move in or move out quickly
  • Use N12 as a pretext to raise rent

The tenant can file a T5 application with the LTB. Penalties include:

  • Up to 12 months rent compensation to the tenant
  • Moving expenses and increased rent difference
  • Fines up to $100,000 for individuals
  • Fines up to $500,000 for corporations

N12 Checklist

Person requiring unit is eligible (self, spouse, parent, child, caregiver)
Using current N12 form from Tribunals Ontario
At least 60 days notice given
Termination date is last day of rental period
Declaration of good faith completed
Form properly signed and dated
Notice served and proof of service kept
Genuine intention to occupy for at least 1 year

Frequently Asked Questions

The N12 is a Notice to End your Tenancy Because the Landlord, a Purchaser or a Family Member Requires the Rental Unit. It is used when a landlord, purchaser, or specified family member genuinely needs to move into the rental unit.
Yes. You must still pay one month of rent in compensation before the termination date. Starting September 21, 2026, compensation will be waived when the landlord gives 120 or more days notice on an N12 or N13; until then it is always required. Bad-faith evictions also carry penalties up to $100,000 for individuals.
You must give at least 60 days notice. The termination date must be the last day of the rental period (usually the last day of a month for monthly tenancies).
You can use an N12 for yourself, your spouse, a child or parent of you or your spouse, or a person who provides care services to any of these people. If you are selling, the purchaser can also use an N12.
If you evict using an N12 and then re-rent the unit without genuinely using it for the stated purpose, you can face bad faith eviction penalties. The tenant can file a T5 application and you may be ordered to pay up to 12 months rent plus moving costs. Individual fines can reach $100,000 ($500,000 for corporations).
Yes. The tenant can dispute the notice at the LTB hearing. They do not have to move out until the LTB issues an eviction order. Be prepared to demonstrate the genuine need for personal use at the hearing.

Related Resources

Bill 60 Complete Guide

All LTB changes for Ontario landlords

LTB Portal Guide

How to file L2 application online

Evidence Guide

Prepare for your LTB hearing

N4 Notice Guide

For non-payment evictions

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