N12 - Notice to End your Tenancy - Landlord, Purchaser, Family Requires the Rental Unit
Do you require possession of your property?
The N12 is Ontario’s most high-risk, heavily challenged, and commonly misunderstood landlord notice.
If you get it wrong by even a little — your case will be dismissed.
Shelterly ensures your N12 is flawless, properly served, and backed by the documentation the LTB expects.
👉 Get Your N12 Prepared by Shelterly
👉 Download the N12 Compliance & Evidence Toolkit
What Is the N12?
The official notice to end a tenancy because:
The landlord,
The landlord’s spouse,
The landlord’s parent,
The landlord’s child,
The landlord’s spouse’s parent,
OR a caregiver
must personally occupy the unit for at least one year.
This notice is strictly regulated and requires compensation, proper wording, and proof of genuine intention.
When to Use an N12
Only when the intended occupant will:
✔ Personally live in the unit
✔ Move in on the exact termination date
✔ Stay for a minimum of 12 months
✔ Displace the current tenant for legitimate reasons
NOT allowed:
❌ To re-rent for higher rent
❌ To flip or renovate without proper process
❌ To pressure tenants into leaving
❌ To move in a friend, cousin, or extended relative not listed in the RTA
❌ To use as a shortcut to eviction
The N12 is a good-faith declaration — and the LTB takes it extremely seriously.
Legal Requirements of the N12: Every single one must be done correctly.
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1️⃣ 60-Day Notice
The landlord must provide at least 60 days’ written notice, properly aligned with the end of a rental period or fixed term, using the current prescribed N12 form without errors.
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2️⃣ Correct Reason
The reason selected must strictly qualify under the Residential Tenancies Act, such as personal use by the owner or qualifying family member, and must meet the tightened good-faith standards reinforced by Bill 60.
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3️⃣ One Month’s Rent Compensation
The landlord must either pay one month’s rent as compensation or lawfully rely on the 120-day notice alternative introduced under Bill 60, with no partial, late, or undocumented compliance.
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4️⃣ Proper Service
The N12 must be served using an approved method, within required timelines, and properly documented, as improper service remains one of the most common and fatal defects at the LTB.
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5️⃣ Genuine Intent
The landlord must genuinely intend to occupy the unit for at least 12 consecutive months, with Bill 60 significantly increasing fines, damages, and tenant remedies where bad faith is later proven.
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6️⃣ Evidence Readiness and LTB Scrutiny
Landlords must be prepared to prove every requirement with clear evidence, as Bill 60 expanded the LTB’s authority to assess credibility, patterns of conduct, and post-termination outcomes.
The Shelterly N12 Process - This is where we protect you.
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1️⃣ Eligibility Confirmation
We confirm whether your situation legally qualifies for an N12.
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2️⃣ Document Preparation
We gather all supporting evidence required to prove your case.
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3️⃣ Drafting a Flawless N12
Dates, compensation, names, service method — every detail must be exact.
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4️⃣ Proper Service Method
We ensure service is valid and provable.
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5️⃣ Filing the L2 Application (If Needed)
If the tenant refuses to leave, Shelterly helps file the L2 without errors.
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6️⃣ LTB Hearing Preparation
We prepare the full evidence bundle the Board expects — clear, concise, and compliant.
Do NOT Risk an Invalid N12.
N12 terminations are technical, and small mistakes can invalidate the notice or trigger penalties under Bill 60. Shelterly ensures every step is compliant, documented, and defensible—so you avoid costly errors and unnecessary delays.
👉 Get Your N12 Prepared
👉 Download the N12 Compliance Toolkit
Why Landlords Trust Shelterly With N12 Cases
✔ We prevent invalid notices
It all comes down to getting the details right. Dates, names, reasons, and service methods must align perfectly—or the entire notice can collapse. With the right support, you can serve forms confidently, knowing every requirement is met and fully enforceable.
✔ We protect you from “bad faith eviction” claims
Good intentions aren’t enough—you must be able to prove them. Missteps or unclear actions can trigger serious allegations. With proper guidance, you can show honest purpose, clear plans, and full compliance, safeguarding yourself from costly accusations.
✔ We guide you through the L2 hearing, if needed
Hearings can feel overwhelming, especially when you’re unsure what to expect. Your file needs structure, clarity, and confidence. With the right preparation, you can present your case with ease, knowing each detail is supported and professionally organized.
✔ We structure your evidence for LTB standards
Strong cases are built on organized records. Maybe you have photos, emails, or timelines, but you’re unsure what matters most. Proper evidence presentation can make all the difference. We help you put everything in order so your file speaks clearly at the Board.
✔ We ensure compensation is handled correctly
One month’s rent isn’t optional—it’s required, and timing matters. Paying too early, too late, or in the wrong way can cause problems. With clear steps and proper documentation, you can meet the requirement confidently and avoid disputes later.
✔ We shield you from common mistakes that cost landlords thousands
Small errors can lead to big setbacks—delays, dismissals, or financial penalties. Many landlords learn the hard way. With expert direction, you avoid the pitfalls and move through the process smoothly, protected from the traps that catch so many others.
Frequently Asked Questions
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→ Yes. Anything less can be seen as bad faith.
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→ Only the individuals listed in the RTA — not cousins, siblings, uncles, or friends.
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→ You must act in good faith. Backing out can trigger penalties.
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→ Yes — and most do. That’s why evidence matters.
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In most cases, landlords must provide one month’s rent as compensation when issuing an N12 Notice. However, under Bill 60, compensation is not required if the landlord provides at least 120 days’ notice instead.
If compensation is required, it must be paid on or before the termination date and properly documented. Failure to meet either the compensation or extended-notice requirement can invalidate the N12 and expose the landlord to penalties at the LTB.
Some of our standard services.
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Property Setup
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Professional Photos
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Rent Collection
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Financial Statements
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Repairs
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Owner Portal
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Mobile App
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Chat with your team
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Inspections
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Renovations
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Lease Renewals
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Annual Maintenance
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After-Hours Emergencies
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Utility Set Up
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Landscaping
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Water Shut Off
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Pest Control
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Zoning and Bylaw Compliance
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HVAC
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Lock Services
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Plumbing
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Electrical
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Credit Checks
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Pet Screening
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MLS LISTING
We Handle Everything. You Stay Hands-Off.
✅ Fall Maintenance Checks
Furnace inspections, water shut-offs, gutter cleaning, and seasonal exterior reviews.
❄️ Winter Readiness Services
Snow contracts, ice-dam prevention, pipe protection, and 24/7 emergency response.
🏠 Tenant Coordination Done Right
We handle every move-in, move-out, and maintenance issue so your tenants stay happy (and your reputation intact).
📑 Legal Forms & Compliance
From LTB forms to municipal requirements, we keep you fully compliant — no guesswork, no stress.
The N12 is serious, heavily policed, and extremely easy to get wrong.
Shelterly ensures your notice, compensation, and evidence are bulletproof.
Shelterly ensures your notice, compensation, and evidence are bulletproof.
Seeking assistance with your property?
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