Notice to End Tenancy Ontario: Forms, Timelines and Legal Requirements

Overview: How Tenancies End in Ontario

Under the Residential Tenancies Act, 2006 (RTA), a tenancy can end in several ways:

• The tenant gives proper notice and moves out
• Both parties agree in writing to end the tenancy (N11)
• The landlord serves proper notice for a valid reason and the tenant vacates
• The landlord obtains an eviction order from the LTB after a hearing

A landlord cannot simply tell a tenant to leave, change the locks, or refuse to renew a lease. Ontario tenancies continue automatically on a month-to-month basis after the initial term unless properly terminated through one of the above methods.

Notice Forms and Timelines: Quick Reference

N4: Non-Payment of Rent

• Notice period: 14 days (monthly tenancy) or 7 days (daily/weekly)
• Can tenant void it? Yes, by paying all rent owing before the termination date
• Next step if tenant does not comply: File L1 application with the LTB

N5: Interference with Others or Damage

• Notice period: 20 days (first N5), with 7 days to correct the issue
• Can tenant void it? Yes, by stopping the behaviour within 7 days (first N5 only)
• Second N5: If issued within 6 months, no correction period. 14 days notice
• Next step: File L2 application with the LTB

N6: Illegal Activity or Misrepresentation

• Notice period: 10 days (illegal act) or 20 days (misrepresentation of income)
• Can tenant void it? No
• Next step: File L2 application

N7: Serious Impairment of Safety

• Notice period: 10 days
• Can tenant void it? No
• Next step: File L2 application

N8: Persistent Late Payment

• Notice period: Termination date must be at least 60 days after service and must be the last day of a rental period
• Can tenant void it? No (this addresses a pattern, not a single payment)
• Next step: File L2 application

N12: Landlord's Own Use

• Notice period: At least 60 days; termination date must be the last day of a rental period
• Compensation: One month's rent, paid before the termination date
• Can tenant void it? No, but the tenant can dispute it at the LTB
• Next step: File L2 application if tenant does not vacate

N13: Demolition, Conversion, or Major Repairs

• Notice period: At least 120 days; termination date must be the last day of a rental period
• Compensation: Varies. May include 3 months rent or right to return
• Next step: File L2 application

When a Tenant Wants to Leave

Tenants can end a monthly tenancy by giving the landlord at least 60 days written notice. The termination date must be the last day of a rental period. For example, if a tenant wants to leave on June 30, they must give notice no later than May 1.

During a fixed-term lease, the tenant can give notice at least 60 days before the lease expires. If no notice is given, the tenancy automatically converts to month-to-month.

Mutual Agreement (N11)

The landlord and tenant can agree in writing to end the tenancy at any time. Both parties sign the N11 form, specifying the termination date. There are no minimum notice periods for a mutual agreement, but both parties must consent voluntarily. An N11 signed under duress can be challenged at the LTB.

Serving Notice: Legal Requirements

How you serve the notice matters. Acceptable methods include:

• Handing it directly to the tenant
• Leaving it in the tenant's mailbox at the rental unit
• Sliding it under the door of the rental unit
• Sending it by mail (add 5 days to the notice period for delivery)
• Sending by courier
• Fax or email, if the tenant has provided written consent to receive notices electronically

Always document the date, time, and method of service. Take a photo of the notice being served or at the door if applicable. This documentation is critical if the case goes to the LTB.

What Happens After Serving Notice

Serving a notice does not automatically end the tenancy. If the tenant does not vacate by the termination date (and cannot void the notice), you must file the appropriate application with the LTB. The Board will schedule a hearing, and both parties can present evidence. Only the LTB can issue an eviction order.

If the Board grants the order and the tenant still does not leave, you file the order with the Court Enforcement Office (Sheriff) for enforcement. You cannot change locks, remove belongings, or shut off utilities yourself. These actions are illegal and carry penalties under the RTA.

Common Mistakes When Ending Tenancies

• Using the wrong form for the situation
• Not providing enough notice days
• Setting the termination date on a day other than the last day of a rental period (where required)
• Failing to pay N12 compensation before the termination date
• Attempting to end a tenancy without a valid reason recognized by the RTA
• Taking matters into your own hands instead of going through the LTB

For detailed instructions on the two most commonly used forms, see our guides to the N4 form for non-payment and the N12 form for personal use.

Key Takeaways

• Ontario tenancies can only be ended through proper legal process under the RTA
• Each reason for ending a tenancy has its own form and notice period
• Serving notice does not end the tenancy. Only the tenant's departure or an LTB order does
• Always document your service of notice with dates and methods
• Never attempt self-help remedies like changing locks or removing belongings