N12: Notice to End your Tenancy Because the Landlord, a Purchaser or a Family Member Requires the Rental Unit
Form N12 is the notice an Ontario landlord serves when the landlord, a buyer of the property, or a close family member intends to move into the rental unit. Download the official PDF below and open it in Adobe Acrobat Reader to fill it in.
This is the genuine Landlord and Tenant Board PDF, unmodified. Source: Landlord and Tenant Board official page.
What is N12?
The N12 is one of the Landlord and Tenant Board notices of termination under the Residential Tenancies Act. It ends a tenancy on the ground that the unit is required for residential occupation by the landlord, a purchaser under an agreement of purchase and sale, or a spouse, child or parent of the landlord or purchaser, or a caregiver for one of them. The person moving in must genuinely intend to live there for at least one year, and the landlord must pay the tenant one month of rent as compensation, or offer another acceptable unit, on or before the termination date.
The termination date on an N12 must be at least 60 days after the notice is given and must be the last day of a rental period, or the last day of a fixed term. This is a dynamic Adobe LiveCycle PDF: it renders and calculates correctly only in Adobe Acrobat Reader, so it will appear blank in a browser preview. Download it, open it in Adobe Reader, and complete it there. Serving an N12 in bad faith can expose a landlord to a tenant application and penalties.
Who files N12?
- Landlords who, or whose close family member, intend to move into the rental unit
- Landlords selling the property where the purchaser or the purchaser’s family member will occupy the unit
- Landlords providing an acceptable replacement unit or the required one month of compensation
- Anyone who needs to give at least 60 days’ notice ending on the last day of a rental period or term
How to fill out N12
- Open the downloaded N12 in Adobe Acrobat Reader. It will not fill in a browser because it is a dynamic PDF.
- Enter the tenant and landlord names and the address of the rental unit exactly as they appear on the tenancy agreement.
- Choose who requires the unit, the landlord, a purchaser, a family member or a caregiver, and set a termination date at least 60 days out that falls on the last day of a rental period or fixed term.
- Complete the compensation section, since the tenant is owed one month of rent or an acceptable alternate unit, then sign and date the notice.
- Serve the completed N12 on the tenant. If the tenant does not move out, apply to the Landlord and Tenant Board using form L2 to seek an eviction order.
Get N12
This is a dynamic PDF from Landlord and Tenant Board: it only fills in correctly in Adobe Acrobat Reader, so there is no in-browser fill here. Download the genuine N12 below and open it in the free Adobe Acrobat Reader to complete and save it.
Download the official N12 PDFFrequently asked questions
Why does the N12 look blank when I open it?
It is a dynamic Adobe LiveCycle form. Browsers and most built in PDF viewers cannot render it, so it shows a blank page or a prompt. Save the file and open it in the free Adobe Acrobat Reader, where the fields and calculations work.
Do I have to pay the tenant compensation?
Yes. For an N12 the landlord must pay the tenant one month of rent, or offer another acceptable rental unit, on or before the termination date. The requirement is set by the Residential Tenancies Act.
What happens if the tenant does not leave?
The N12 by itself does not evict anyone. If the tenant stays past the termination date, the landlord must apply to the Landlord and Tenant Board, which decides whether to issue an eviction order after a hearing.