N12 Notices in Ontario
Updated: January 2026
Written by the Keith and Françoise Real Estate Team, Ontario Realtors®.
This article reflects our work with landlords and tenants across Ontario, particularly in the GTA and Niagara Region, where N12 notices are frequently misunderstood and often challenged because of timing or compensation errors.
Takeaway
An N12 notice allows a landlord or purchaser to regain a rental unit for personal use, provided the legal requirements are followed. While valid in certain situations, strict notice and compensation rules apply, and mistakes can invalidate the notice.
For a full overview of how residential tenancies work in Ontario, including lease structure, notice types, and enforcement, start with our main guide: Leasing in Ontario .
An N12 notice is governed by the Residential Tenancies Act and may only be used in specific circumstances. It is not a general termination tool and cannot be issued for convenience or to raise rent.
When an N12 Notice Can Be Used
An N12 notice may be issued when the landlord, a close family member, or a purchaser intends to occupy the rental unit for personal use.
The intent to occupy must be genuine and must exist at the time the notice takes effect, not just when it is served.
Notice Periods and Compensation
In most cases, landlords issuing an N12 notice must provide:
- Proper written notice using the prescribed form
- Compensation equal to one month’s rent, or an acceptable alternative unit
Failure to meet these requirements often results in the notice being set aside.
120-Day Notice Option Without Compensation
In limited situations, an N12 notice may be issued without providing one month’s rent as compensation if the notice is given at least 120 days before the fixed-term lease expires.
This option is only available when all statutory conditions are met and the personal use requirement is genuine. It does not remove the tenant’s right to challenge the notice.
Notices that rely on the 120-day timeline but fail to meet other legal requirements may still be invalidated by the Landlord and Tenant Board of Ontario .
What Tenants Should Know
An N12 notice does not automatically end a tenancy. Tenants are entitled to remain in the unit until the notice period expires and may dispute the notice if the requirements are not met.
Tenants should confirm whether compensation is owed and whether the notice complies with Ontario law before making decisions.
N12 Notices and Property Sales
Selling a property does not automatically end a tenancy. An N12 notice may only be used if the purchaser intends to occupy the unit for personal use.
For related considerations, see Selling a Tenanted Property in Ontario .
Planning Before Issuing or Responding to an N12
Because N12 notices are frequently challenged, landlords and tenants benefit from understanding how notice timing, compensation, and intent interact under Ontario law.
Addressing these issues early reduces the risk of disputes and delays.
Frequently Asked Questions
An N12 notice is used when a landlord or purchaser intends to occupy a rental unit for personal use, subject to strict legal requirements.
No. An N12 notice does not end a tenancy on its own. It must meet legal requirements and the tenant can challenge it at the Landlord and Tenant Board.
Yes. Tenants can remain until the notice period expires and may dispute the notice if it does not meet statutory requirements.
Not always. If the notice is served at least 120 days before a lease term ends and all conditions are met, compensation is not required. Otherwise, one month’s rent or an acceptable alternate unit is typically required.
A sale alone does not justify an N12. The notice applies only when the landlord or purchaser intends to occupy the unit for personal use.
TALK TO US ABOUT N12 NOTICE ISSUES
N12 notices are frequently misunderstood and often disputed. We help landlords and tenants understand how N12 rules apply before taking action.
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