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N13 Form Ontario: Demolish, Repair or Convert Notice

Fill out the Ontario LTB N13 online. We count the 120 days, land the date on a rental period end, check the permit rule and tell you the compensation you owe. The Certificate of Service is included.

Free N13 notices for 30 days

Every notice is free during the app trial. End it anytime.

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Step 1 of 5: Parties

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  4. 4
  5. 5

Appears in the signature section of the notice.

Enter each tenant on its own line.

Before you start

  • An N13 needs at least 120 days’ notice, and the termination date must be the last day of a rental period.
  • For repairs or renovations, the work must need a building permit and the unit must be empty to do it.
  • In most cases you owe compensation by the termination date: 1 month’s rent, or 3 months’ with 5 or more residential units, or another unit the tenant accepts.
  • This generator does not cover a tenant who owns a mobile home or land lease home on your site. They are owed a year’s notice.

This tool fills the official LTB form for your convenience. It is not legal advice. Read our disclaimer.

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Every notice, built on the rules in force

OntarioLandlord counts the notice period from your service date, deemed-service days included.

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How to get the N13 form free

Three ways to get a compliant N13, two of them free:

Official blank PDF

Download the free N13 form straight from Tribunals Ontario and fill it out by hand. Counting the 120 days and finding the period end is on you.

Free in the app trial

Every LTB notice, the N13 included, is free during the 30-day OntarioLandlord trial, with the notice prepared from the tenancy you already have on file.

$19 with this generator

No signup needed. It counts the 120 days from the deemed service date, lands the date on a period end, checks the permit rule, tells you the compensation you owe, and includes the Certificate of Service.

Planning a renovation? Read the renoviction guide for permits, compensation and the right to move back in, or the eviction notice guide to compare the other forms.

N13 form FAQ

At least 120 days, counted from the day after you give it, and the termination date must be the last day of a rental period. On a fixed-term lease it must be the last day of the term. If you mail it, the LTB adds 5 days before the count starts. This generator works the date out from how and when you will give the notice, and will not accept an earlier one.
Three reasons: you intend to demolish the unit or the building; you need the unit empty for repairs or renovations so extensive that they need a building permit; or you intend to convert the unit or the building to a non-residential use. You choose one reason per notice.
If the building or complex has 5 or more residential units, 3 months’ rent. If it has fewer than 5, 1 month’s rent. Either way you can offer another unit the tenant accepts instead. For repairs, if the tenant tells you in writing they will move back in, you owe that amount or the rent for the time the work takes, whichever is less. Pay it by the termination date. You owe nothing if you were ordered to demolish or repair the unit under any law.
For repairs or renovations, the N13 can only be used when the work needs a building permit. You can give the notice before you have it, but the LTB will not end the tenancy until you have every permit the work needs, or can show you took all reasonable steps where the permit needs the unit empty first.
Yes. On a repair or renovation N13 the tenant can move back in once the work is done, at a rent no higher than you could have charged had they never left. They have to tell you in writing before they move out, and keep you told of any change of address.
Yes, for repairs and renovations. Each requires a city renovation licence, and you apply within 7 days of giving the N13. Toronto’s by-law has applied since July 31, 2025, Hamilton’s since January 1, 2025, and Mississauga’s since September 1, 2026. Each also sets its own payments to the tenant, on top of the N13 compensation. Check your own city’s by-laws too.
The blank N13 is a free download from Tribunals Ontario. Having this generator fill it, count the 120 days, check the permit rule and include the Certificate of Service costs $19, or it is free during the 30-day OntarioLandlord trial.
You can apply to the LTB on Form L2 right away, and no later than 30 days after the termination date. The tenant does not have to move out because they received the notice. The LTB holds a hearing, and can end the tenancy no earlier than the termination date on the notice.