Ontario Tenant and Landlord Notice Periods: A Quick Reference Guide

Tenant Management Essentials

Notice periods in the Ontario RTA are specific and non-negotiable — using the wrong notice period voids the notice and restarts the timeline.

N4 (non-payment of rent): 14 days minimum, must expire on the last day of the rental period for monthly tenancies. Filed as L1 after expiry if unpaid. N5 first notice: 20 days for the L2 application, but the tenant has 7 days to void the notice by correcting the issue. N5 second notice (within 6 months): landlord can immediately file L2 — no void period.

Screening and Placement

N8 (persistent late payment): 60 days notice, expiring on the last day of a rental period. This timeline reflects the less urgent nature of a payment pattern issue compared to non-payment. N12 (landlord or purchaser personal use): 60 days notice, expiring on the last day of a rental period. Compensation of one month's rent required at or before termination date.

N13 (demolition, conversion, extensive repairs): 120 days notice, expiring on the last day of a rental period. This extended notice reflects the significant disruption to the tenant. Compensation is higher — 3 months rent — and right of first refusal to return applies after repairs.

Retaining Quality Tenants

Tenant notice to end a monthly tenancy (N9 or equivalent written notice): 60 days, expiring on the last day of a rental period. Tenant notice to end a fixed-term tenancy at expiry: notice is not required — fixed-term leases automatically convert to monthly. Tenant notice during a fixed-term (early termination): generally not permitted without mutual agreement except in specific circumstances.

Mutual agreement terminations: both parties can agree to end a tenancy on any date. The agreement should be in writing using the N11 (Agreement to End the Tenancy) form. An agreed termination date in an N11 is binding on both parties.