- Every reason for ending a tenancy in Ontario has a specific notice form (N4 through N13) with its own required notice period.
- Non-payment of rent (N4) requires 14 days notice for monthly tenancies; most "fault" grounds (N5, N6, N7) require 20 days.
- Landlord's own use, sale, or renovation (N12/N13) requires 60 days notice, and must align with the end of a rental period or the end of a lease term.
- Serving a notice does not end the tenancy automatically — the landlord must still apply to the LTB and obtain an order if the tenant does not leave.
- The method of service (in person, mail, or posting) affects when a notice is legally considered to have been received.
- Using the wrong notice form, or giving insufficient notice, is one of the most common reasons LTB applications are dismissed or delayed.
Why Notice Periods Vary So Much
Ontario's Residential Tenancies Act assigns a specific standardized form and a specific minimum notice period to nearly every reason a landlord might want to end a tenancy. This is intentional — more serious situations (such as illegal activity endangering others) allow shorter notice, while less urgent situations (such as a landlord wanting to move in themselves) require considerably longer notice to give tenants adequate time to find alternative housing.
Notice Periods by Reason for Ending a Tenancy
| Form | Reason | Notice Period |
|---|---|---|
| N4 | Non-payment of rent | 14 days (monthly), 7 days (daily/weekly) |
| N5 | Interference, damage, overcrowding (first notice — can be voided) | 20 days (first), 14 days (repeat) |
| N6 | Illegal act or serious impairment of safety | 10 days (illegal act), 20 days (misrepresenting income) |
| N7 | Serious impairment of safety (immediate) | 10 days |
| N8 | End of term — persistent late payment, other reasons | 60 days, aligned with end of rental period |
| N12 | Landlord, purchaser, or family member moving in | 60 days, aligned with end of rental period |
| N13 | Demolition, conversion, or extensive renovation | 60 days (120 days in some cases), aligned with end of rental period |
N4 & N5: Money and Behaviour Issues
The N4 addresses non-payment of rent specifically. The N5 addresses a broader category of tenant conduct — interference with others' reasonable enjoyment, wilful or negligent damage, or overcrowding. Notably, an N5 given for a first-time issue can be voided if the tenant corrects the problem within 7 days; a second N5 for a similar issue within 6 months cannot be voided.
This "one chance to fix it" structure is unique to the N5 and reflects the law's preference for resolving behavioural issues without eviction where reasonably possible, while still allowing landlords to act on repeat problems.
N6 & N7: Illegal Acts and Serious Safety Impairment
The N6 applies to illegal acts committed in the rental unit or building (such as drug production or trafficking) or misrepresenting income to obtain rent-geared-to-income housing. The N7 applies specifically to conduct that seriously impairs the safety of any person, and provides only 10 days notice given the urgency involved.
Because N6 and N7 allege serious misconduct, landlords should ensure they have solid documentation — police reports, witness statements, or other evidence — before proceeding, as these applications are scrutinized carefully at the LTB given the shorter notice periods involved.
N8: End of Term and Persistent Late Payment
The N8 is used for a range of situations at the end of a tenancy term, including persistent late payment of rent (even if eventually paid in full each time), a tenant permanently ceasing to reside in the unit while subletting without consent, or other significant reasons. It requires 60 days notice, and must align with the end of the tenant's rental period or lease term.
N12 & N13: Landlord's Own Use, Sale, and Renovation
The N12 is used when the landlord, a purchaser, or a specified close family member intends to move into the unit themselves. The N13 is used for demolition, conversion to non-residential use, or renovations so extensive that a building permit is required and the unit must be vacant. Both require a minimum of 60 days notice (120 days for certain N13 situations), aligned with the end of the tenant's rental period.
A landlord wants to move their adult child into a rental unit currently on a month-to-month tenancy paid on the first of the month. To properly serve an N12, the landlord must give at least 60 days notice, with the termination date set to align with the end of a rental period — meaning the notice must typically be served well in advance of the intended move-in date to comply with both the 60-day minimum and the alignment requirement.
N12 and N13 notices carry specific compensation obligations to the tenant (such as one month's rent or an offer of alternate housing) and are subject to particular scrutiny by the LTB given past concerns about misuse of these provisions. Ensure you fully understand your obligations before serving one of these notices.
How Notices Must Be Served
The method of service affects when a notice is legally considered received, which in turn affects when the notice period begins:
- Handed directly to the tenant: Considered received the same day.
- Left at the rental unit with an adult: Considered received the same day.
- Mailed: Considered received 5 days after mailing.
- Posted on the door (if other methods are not possible): Subject to specific rules and timing.
If you mail a notice rather than delivering it in person, you must add 5 additional days before calculating the applicable notice period — a detail that trips up many landlords calculating their timelines.
A Notice Is Not an Automatic Eviction
Serving any notice to end tenancy — regardless of the reason — does not by itself end the tenancy or authorize an eviction. If the tenant does not move out voluntarily by the specified date, the landlord must still file the appropriate application with the LTB, attend a hearing, and obtain a formal eviction order before any eviction can be legally enforced by the Sheriff.
Choosing the correct notice and calculating the right notice period is critical to a successful application. Call our Toronto landlord & tenant lawyers at 416-274-2222 for a free consultation.
Frequently Asked Questions
No. A notice to end tenancy only starts the process. If the tenant does not move out voluntarily, the landlord must still apply to the LTB and obtain an eviction order before any eviction can be enforced.
The shortest standard notice periods are 7 days, used for certain serious situations such as illegal acts (N6) causing serious impairment of safety, or non-payment of rent under a daily or weekly tenancy.
A minimum of 60 days notice is required for an N12 (landlord, purchaser, or specified family member moving in) or N13 (demolition, conversion, or extensive renovation), and the notice date must align with the end of the rental period or lease term.
For most fault-based grounds like non-payment, notice can be given at any time. However, N12 and N13 notices generally must align with the end of the rental period, and additional restrictions apply during a fixed-term lease.
Using an incorrect form or insufficient notice period is a common basis for the LTB to dismiss or delay an eviction application, often requiring the landlord to start the process over with a corrected notice.
For some notices, such as N4 (non-payment) or N5 (first notice for interference/damage), the tenant can void the notice by fixing the issue (paying in full, or not repeating the behaviour) within the notice period.
No. Mailed notices are generally deemed received 5 days after mailing, meaning the effective notice period is longer than the stated number of days when a notice is mailed rather than delivered in person.
No, except in very limited emergency circumstances. Proper written notice using the correct form is a mandatory first step for virtually every type of eviction in Ontario.