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Updated for Bill 60

N12 Form Ontario: Personal Use Eviction Guide

A complete guide to the N12 (Notice to End Tenancy for Landlord's Own Use) in Ontario. Since September 21, 2026 the one-month compensation on an own-use N12 is waived when you give 120 or more days notice, and is still owed below that. Good-faith requirements are unchanged.

7 min readLast updated: October 29, 2026
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N12 at a glance

What it is: the Notice to End your Tenancy Because the Landlord, a Purchaser or a Family Member Requires the Rental Unit, Ontario's form for a personal-use eviction.

Minimum notice: 60 days, ending on the last day of a rental period.

Compensation: one month's rent. Waived if you give 120+ days notice for your own use (since September 21, 2026), never for a purchaser.

Occupancy deadline: move in within 60 days of the termination date, or of move-out if the tenant leaves later (O. Reg. 240/26). Own use only.

Form: free official PDF (current version only), or fill it in online.

The compensation change is in force

Since September 21, 2026, the one-month compensation on an N12 is waived when you give at least 120 days notice instead of the usual 60. The termination date still has to land on the last day of a rental period, as it always did. The waiver does not apply to a purchaser's N12 or to an N13. Background in the LTB operational update (June 30, 2026). Give less than 120 days notice and you still owe the month, payable before the termination date, and an N12 served on or before September 20, 2026 required it regardless of notice length. See every 2026 RTA change →

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 →

New since September 21, 2026: a 60-day occupancy deadline, separate from your notice period

Don't confuse this with the 60-day minimum notice period below. You (or the family member or caregiver named in the notice) must normally move in within 60 days of the termination date on the N12. If the tenant leaves after that date, the 60 days run from the day they actually move out. Miss it, and if the tenant files a T5 application, the LTB presumes the N12 was given in bad faith; you get a chance to rebut it at the hearing. This applies to any T5 filed since September 21, 2026, even for an N12 served before then, but not to a purchaser's-use N12. Sources: LTB operational update, September 21, 2026, O. Reg. 240/26 and RTA s. 57(6.1) and (7).

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.

Where to Get the N12 Form Free

Download the current N12 free from Tribunals Ontario (also listed on the LTB forms page). Always use the latest version; the LTB updates its forms periodically, and an outdated form can get your notice thrown out.

Prefer it filled in? Our fillable N12 form counts the 60 days from the deemed service date, lands the termination date on the end of a rental period so the notice is not void, and includes the Certificate of Service. It is free during the 30-day OntarioLandlord trial. Counting it yourself? See how the 60 days are counted, including why mail can cost a month.

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; waived on own-use notices with 120+ days notice
Occupancy DeadlineWithin 60 days of the termination date, or of move-out if later (O. Reg. 240/26); own use only
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

Since September 21, 2026

  • • Compensation waived when you give 120+ days notice instead of 60 (own use only)
  • • New (Bill 97): occupancy required within 60 days of the termination date, or of move-out if the tenant leaves later (O. Reg. 240/26, own use only)
  • • Missing the occupancy deadline triggers a bad-faith presumption on a T5
  • • Bad faith penalties still apply ($100,000 / $500,000)

Warning: Bad Faith Evictions

The compensation waiver for 120+ day notices 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 the current N12 form from Tribunals Ontario (the N12 was replaced September 21, 2026; the previous version is rejected as of November 30, 2026)
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
Plan for occupancy within 60 days of the termination date (effective September 21, 2026, own use only)

Frequently Asked Questions

The N12 form is a free download from the Tribunals Ontario website. Always use the current version, and remember that filing the follow-up L2 application now requires the affidavit of the person moving in and the 2-year disclosure.
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.
It depends on the notice length. Since September 21, 2026 the compensation is waived when you give at least 120 days notice instead of the usual 60. Give less than 120 and you still owe one month of rent, payable before the termination date. Note that the termination date must land on the last day of a rental period whatever notice you give, under RTA s.48(2), and a notice that misses that is void. The waiver covers only an N12 for your own or a family member’s use: a purchaser’s N12 owes the month however much notice you give, and an N13 for demolition, conversion or repairs keeps its own compensation, three months rent in a building of five or more units. An N12 served on or before September 20, 2026 required the month regardless.
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).
You or the family member/caregiver named in the notice must normally move in within 60 days of the termination date on the notice. If the tenant leaves after that date, the 60 days run from the day they actually move out (O. Reg. 240/26). This is separate from the 60-day minimum notice period. If you miss it and the tenant files a T5 application, the LTB presumes the notice was given in bad faith, though you can try to rebut that at the hearing. It applies to any T5 filed since September 21, 2026, even for an N12 served before then (RTA s.57(7)), and not to a purchaser’s-use N12.
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

Eviction Notice Ontario

Which N form fits which reason, N4 to N13

Fill in the form online

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