N12 - Notice to End your Tenancy - Landlord, Purchaser, Family Requires the Rental Unit

Make It

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

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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.

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When to Use an N12

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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.

  • 1️⃣ 60-Day Notice

    Exactly 60 days before the end of a rental period.

  • 2️⃣ Correct Reason

    Only “landlord’s own use” or “immediate family use” as defined by law.

  • 3️⃣ One Month’s Rent Compensation

    Landlord must pay or credit one full month on or before the termination date.

  • 4️⃣ Proper Service

    Served legally — NO email, NO text, NO handing to a minor.

  • 5️⃣ Genuine Intent

    You must truly intend to move in and stay for at least a year.

  • 6️⃣ Proof of Good Faith

    LTB requires solid evidence.

The Shelterly N12 Process - This is where we protect you.

  • 1️⃣ Eligibility Confirmation

    We confirm whether your situation legally qualifies for an N12.

  • 2️⃣ Document Preparation

    We gather all supporting evidence required to prove your case.

  • 3️⃣ Drafting a Flawless N12

    Dates, compensation, names, service method — every detail must be exact.

  • 4️⃣ Proper Service Method

    We ensure service is valid and provable.

  • 5️⃣ Filing the L2 Application (If Needed)

    If the tenant refuses to leave, Shelterly helps file the L2 without errors.

  • 6️⃣ LTB Hearing Preparation

    We prepare the full evidence bundle the Board expects — clear, concise, and compliant.

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Do NOT Risk an Invalid N12.

Let Shelterly Handle It Correctly.**

👉 Get Your N12 Prepared
👉 Download the N12 Compliance Toolkit

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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.

N12 F.A.Q.

  • → Yes. Anything less can be seen as bad faith.

  • → Only the individuals listed in the RTA — not cousins, siblings, uncles, or friends.

  • → You must act in good faith. Backing out can trigger penalties.

  • → Yes — and most do. That’s why evidence matters.

  • → Yes — one full month’s rent, in advance, no exceptions.

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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.

👉 Start Your N12 Process Now

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