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GOVERNMENT FORM, EXPLAINED · ONTARIO

The N12: landlord, purchaser or family member requires the unit

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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.

  1. 1

    The notice period

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    "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.

    The LTB replaced its forms on September 21, 2026. Use the current version from the LTB website; older versions are not accepted as of November 30, 2026.

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  2. 2

    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.Open this section ↓

    "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." Since September 21, 2026, if you are ending the tenancy for your own use (or a family member's or caregiver's) and give at least 120 days' notice, you no longer have to pay this compensation or offer another unit. This does not apply when a purchaser needs the unit. Otherwise, an N12 given without one of these is incomplete.

    The person moving in must normally do so within 60 days of the termination date on the N12. If they do not, the LTB presumes the notice was given in bad faith if the tenant files a T5.

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  3. 3

    The good-faith declaration, at the L2 stage

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    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.

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  4. 4

    Common mistakes

    Serving an N12 without paying or offering compensation, or paying it after the termination date instead of on or before itOpen this section ↓
    • ✗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
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  5. 5

    Where to get it

    Download the current N12 and its official instructions from the LTB forms page on tribunalsontario.ca.Open this section ↓

    Download the current N12 and its official instructions from the LTB forms page on tribunalsontario.ca.

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  6. 6

    Common Questions

    The N12 is the notice a landlord serves when they, a purchaser, or a specified family member intends to move into the rental unit.Open this section ↓

    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. Since September 21, 2026, if you are ending the tenancy for your own use (or a family member's or caregiver's) and give at least 120 days' notice, you no longer have to pay this compensation or offer another unit. This does not apply when a purchaser needs the unit.

    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.

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Where to go from here

Not sure this is the right form? Try the notice picker →The L2 application (what follows an N12) →My landlord says they need the unit →Ontario eviction help →Ontario landlord & tenant guide →Official LTB forms →

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). Facts checked October 2026.