N12 vs N13: Understanding Ontario's Personal Use and Renovation Eviction Notices

Property Management in Ontario

Landlords sometimes confuse the N12 and N13 notices — using the wrong form for the situation results in a voided application and restarted process.

The N12 (Notice to End your Tenancy Because the Landlord, a Purchaser or a Family Member Requires the Rental Unit) applies when the landlord, a close family member of the landlord, or a purchaser of the property requires the unit for personal occupancy. The person requiring the unit must genuinely intend to live there for at least one year.

Key Responsibilities and Best Practices

N12 requirements: minimum 60 days notice expiring at the last day of the rental period. Compensation of one month's rent must be provided to the tenant on or before the termination date. The landlord files an L2 application if the tenant doesn't vacate by the termination date.

The N13 (Notice to End your Tenancy Because the Landlord Wants to Demolish the Rental Unit, Repair It or Convert It to Another Use) applies when the landlord requires possession to demolish the unit, convert it to non-residential use, or complete extensive repairs requiring vacant possession.

How D&D Property Management Helps

N13 for extensive repairs: the landlord must obtain all necessary permits before serving the N13. The notice period is 120 days minimum. Compensation is 3 months rent. Tenants have the right of first refusal to return to the unit at their previous rent (adjusted for guideline increases during the repair period).

The key distinction: N12 is for occupation by a person; N13 is for construction, conversion, or demolition. If your contractor can work around the tenant or the work can be done in stages without vacant possession, neither N12 nor N13 is appropriate — you can only require vacant possession when the scope of work genuinely requires it.