The N11 and the N12 end a tenancy in different ways. An N11 is an agreement that the landlord and every tenant sign, with a termination date they choose together. An N12 is a notice from the landlord for their own use, a family member's use or a buyer's use, and it needs at least 60 days. Use the N11 when the tenant truly agrees. Use the N12 only when someone genuinely plans to move in.
N11 vs N12 at a glance
Both forms can end a tenancy, but they work in opposite ways. Here is the comparison.
| Question | N11: Agreement to End the Tenancy | N12: Notice for own use or a purchaser's use |
|---|---|---|
| Who must agree | The landlord and the tenant both sign | Only the landlord gives it. The tenant does not sign |
| Reason needed | None. The tenant has to agree | Use by the landlord, a family member or a caregiver for at least one year, or a purchaser's use |
| Timing | The date you both write on the form | At least 60 days after delivery, ending on the last day of a rental period or fixed term |
| Compensation | The form has no payment box | One month's rent or another unit, with an exception for own use on 120 days or more of notice |
| If the tenant stays | L3 application | L2 application, usually with a hearing |
| Main risk | A pressured or unclear agreement | A bad faith claim if no one moves in |
This is general information, not legal advice. The LTB, a lawyer or a licensed paralegal can speak to your facts.
What the N11 is and how to fill it in
The N11 is the LTB's Agreement to End the Tenancy. The LTB's brochure says a landlord and tenant can agree to end the tenancy at any time, even during the term of a lease. A written agreement is best, and every tenant should sign it.
The form is short. Work through it in this order:
- Enter the name of every tenant and the landlord's name.
- Enter the address of the rental unit.
- Write the termination date as day, month and year. The tenant agrees to move out on or before it.
- Have each tenant complete the signature block with first and last name, phone number, signature and date.
- Complete the landlord's block the same way.
- Give everyone a copy. The form says both sides should keep one.
The LTB's notes on the form add two points. After both sign, the landlord can apply to the Board for an order evicting the tenant, and the earliest eviction date the Board can include is the termination date. A tenant who moves out on time but leaves belongings behind loses any rights to them, according to the form.
Do not make the N11 a condition of renting. The form says a landlord cannot require a tenant to sign an N11 as a condition of agreeing to rent a unit, and a tenant does not have to move out under an N11 signed on that basis. It lists two narrow exceptions: student accommodation tied to a post-secondary school, and certain care home units for rehabilitative or therapeutic services.
What the N12 is and when to use it
The N12 is the notice a landlord gives to end a tenancy because the landlord, a family member, a caregiver or a purchaser requires the unit. The LTB's N12 instructions set the main rules:
- Only an individual can use it. A corporation that owns a rental unit cannot give an N12.
- First reason: the landlord, a family member or a caregiver wants to live in the unit for at least one year.
- Second reason: a purchaser of a property with one to three units, or the purchaser's family member or caregiver, wants to live there, and an agreement of purchase and sale has been signed.
- The notice must give at least 60 days from delivery. The termination date must be the last day of the rental period or, for a fixed term, the last day of the term.
- The tenant can leave sooner by giving at least 10 days' written notice.
- If the tenant stays, file an L2 no later than 30 days after the termination date, with a copy of the N12 and a Certificate of Service.
Compensation is where the rules moved. The instructions say the landlord must pay one month's rent or offer another rental unit, unless the notice is for the landlord's own use and the termination date is at least 120 days after the notice was given. Payment is due on or before the termination date. The LTB's update says the 120-day exception applies to notices served on or after September 21, 2026, and does not apply to a purchaser's own use.
A different form, the N13, covers a landlord who wants to demolish, repair or convert the unit. Our guide to N12 and N13 notices compares them.
Which is faster, and what does each cost?
An N11 can be the fastest route because the date is whatever you both write, with no 60-day minimum. It is fast only if the tenant moves out. If they do not, you are applying to the LTB anyway, and the time you saved is gone.
An N12 has a built-in wait of at least 60 days, or 120 days or more if you want to skip compensation on an own-use notice. It is slower, but it works without the tenant's agreement as long as the reason is real and every step is followed.
On money, the N12 has a defined compensation rule. The N11 form has no payment box, and the LTB pages set no compensation for it. Some landlords and tenants agree on a payment as part of a deal, such as help with moving costs. If you do, write the terms in a separate signed note and ask a lawyer or licensed paralegal first. LTB applications carry a filing fee, so check the LTB's forms, filing and fees page before you plan the budget.
What happens if the tenant does not leave
After an N11, the landlord can apply on an L3. The LTB's brochure says the landlord can apply without giving the tenant advance notice of the application, so the tenant will not know about it until they receive the eviction order. The tenant then has 10 days to ask the LTB to set the order aside. It also says applications generally must be filed within 30 days of the termination date. That is why a clear, fair agreement protects you: it will be looked at if the tenant objects.
After an N12, the landlord applies on an L2 and the tenant can take part in a hearing. The usual eviction steps follow, including the Sheriff's office if an order is not obeyed. Since September 21, 2026 the test for delaying an eviction is stricter than before. For the full process, see our guide to N12 evictions.
Risks to avoid with each form
N11 risks. Pressure is the big one. An agreement the tenant signed because they felt they had no choice is the one most likely to be challenged. Other problems are a missing signature from one of several tenants, an unclear date, and signing one at the start of a tenancy when it is not allowed. Take your time and let the tenant read it.
N12 risks. The LTB's update says that for notices served on or after September 21, 2026 the landlord must take occupancy within 60 days of the date in the N12. If not, there is a presumption of bad faith in a tenant's T5 application. Use the N12 only when someone will really live in the unit for at least one year. It is not a way to change tenants or raise rent.
Both forms. The LTB updated the N12 on September 21, 2026 and says older versions are not accepted from November 30, 2026. The N11 was not on that list, but download every form from the LTB's page on the day you use it.
How to choose between an N11 and an N12
Ask three questions in this order.
- Does the tenant want to leave, or is open to leaving on a date? Then an N11 is the simplest form.
- If not, is there a genuine plan for someone to move in? Then the N12 may fit, if the landlord is an individual and the other rules are met.
- If neither is true, these forms are not the right tools. Read about alternatives to eviction and early lease termination options, or ask a lawyer or licensed paralegal.
D&D Property Management's lease management work keeps lease records and key dates in one place and prepares paperwork for the owner's decision. The scope is agreed in writing at a free consultation, and legal advice comes from a lawyer or licensed paralegal.
N11 and N12 questions landlords ask
What is an N12 form in Ontario?
The N12 is the LTB notice a landlord gives to end a tenancy because the landlord, a family member, a caregiver or a purchaser needs the unit. It gives at least 60 days' notice, only individuals can use it, and compensation rules apply. If the tenant stays, the landlord applies to the LTB on an L2.
Can a tenant refuse to sign an N11?
Yes. An N11 only works when both sides agree. A landlord cannot require a tenant to sign one as a condition of renting a unit, with narrow exceptions for student housing and certain care homes. If the tenant says no, the N11 is off the table and you need a different lawful route.
Do I have to pay compensation with an N11?
The N11 form has no payment box, and the LTB's N11 materials set no compensation. The N12 has its own compensation rule. If you and the tenant agree on a payment, write it down in a separate signed note and ask a lawyer or licensed paralegal how to word it.
Can an N11 end a fixed-term lease early?
Yes. The LTB's brochure says a landlord and tenant can agree to end the tenancy at any time, even during the term of a lease. Both sides must agree on the termination date and sign. Keep a copy, because you will need it if the tenant does not move out and you apply to the LTB.
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Get a Free ConsultationKey Takeaways
- An N11 is a signed agreement with a date both sides choose. An N12 is a landlord notice that needs a genuine own-use or purchaser reason.
- An N12 needs at least 60 days' notice, and compensation applies unless it is an own-use notice with a termination date 120 days or more away.
- A landlord cannot require an N11 as a condition of renting, apart from narrow exceptions such as student housing.
- If the tenant does not leave, you apply on an L3 after an N11 or an L2 after an N12, generally within 30 days of the termination date.
- Since September 21, 2026 a landlord must move in within 60 days of the date in an N12 or face a bad faith presumption.
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