Government form, explained · Ontario
The N12: landlord, purchaser or family member requires the unit
The N12's full title is "Notice to End your Tenancy Because the Landlord, Purchaser or a Family Member Requires the Rental Unit." It is one of the more heavily scrutinized LTB notices, because of what it requires: notice, compensation, and, if it goes to the Board, a sworn declaration of good faith.
The notice period
"The termination date must be at least 60 days after the date that you give the tenant this notice," and it must be the last day of the rental period, or the last day of a fixed term.
Changes coming: the Landlord and Tenant Board says some changes took effect July 1, 2026, and others, under Bills 60 and 97, "are to take effect in September 2026." The LTB has not published which forms change or an exact date. We will update this page once the LTB does.
Compensation
"You must either pay the tenant an amount equal to one month's rent as compensation or offer the tenant another rental unit that is acceptable to them. If you pay the tenant compensation it must be paid on or before the termination date in the notice." An N12 given without one of these is incomplete.
The good-faith declaration, at the L2 stage
The N12 notice itself doesn't require sworn proof, but filing the L2 application to act on it does: "In the declaration or affidavit, the person who intends to move in must say that he or she, in good faith, requires the rental unit for his or her own use."
A tenant who believes the landlord isn't acting in good faith, genuinely intending to move in, can dispute an N12 by filing a T5 with the LTB.
Common mistakes
- ✗Serving an N12 without paying or offering compensation, or paying it after the termination date instead of on or before it
- ✗Filing the L2 without the required Schedule B, declaration or affidavit, and Certificate of Service: the LTB's own warning is direct, "Your application will be refused if any of the required items listed above are missing"
- ✗Giving less than 60 days' notice, or a termination date that isn't the last day of the rental period or fixed term
Where to get it
Download the current N12 from tribunalsontario.ca, alongside the official instructions.
Common Questions
What is an N12 form?
The N12 is the notice a landlord serves when they, a purchaser, or a specified family member intends to move into the rental unit. It requires at least 60 days' notice, compensation, and, if it goes to the LTB, a good-faith declaration.
How much notice does an N12 require?
The termination date must be at least 60 days after the landlord gives the tenant the notice, and it must be the last day of the rental period or the last day of a fixed term.
How much compensation does an N12 require?
The landlord must either pay the tenant an amount equal to one month's rent as compensation, or offer the tenant another rental unit acceptable to them. If compensation is paid, it must be paid on or before the termination date in the notice.
Can a tenant dispute an N12?
Yes. A tenant who believes the landlord is acting in bad faith, not genuinely intending to move in, can dispute it by filing a T5 with the LTB.
Where to go from here
Guidepost is not a law firm, and this is general information, not legal advice. For advice on a specific tenancy, contact the Landlord and Tenant Board or a legal clinic. Full disclaimer. Source: tribunalsontario.ca (LTB). Last updated: July 2026.