N13 notice in Ontario: ending a tenancy to renovate, demolish or convert

What is an N13?

The N13 is the Landlord and Tenant Board (LTB) form called "Notice to End your Tenancy Because the Landlord Wants to Demolish the Rental Unit, Repair it or Convert it to Another Use". Section 50 of the Residential Tenancies Act allows it for three reasons only (LTB N13 instructions):

• Demolition of the unit or the building.
• Repairs or renovations so extensive that they need a building permit and an empty unit. New kitchens, paint or flooring done around a tenant don't qualify.
• Conversion to something other than housing, such as an office or a store.

Notice period: 120 days, to the end of a rental period

The termination date must be at least 120 days after you give the notice, and on the last day of a rental period or of a fixed-term lease. Don't count the day you give it, and add five days by mail or one business day by courier. Hand it over, put it in the mailbox or slide it under the door; taping it to the door doesn't count.

The LTB's example: to end a monthly tenancy on August 31, hand the notice over by May 3, or mail it by April 28. The tenant can leave sooner with 10 days' written notice.

On the form, describe the work in detail (dates and what you'll do), and say whether you have the permits. The LTB won't evict unless you have every permit you need, or can show you've taken all reasonable steps when a permit can't be issued until the unit is empty.

Compensation: one month's rent or three

It depends on the reason, the size of the building and, for renovations, whether the tenant is coming back (sections 52 and 54). Instead of paying, you can offer another unit the tenant accepts. Pay no later than the termination date. Nothing is owed if the work was ordered under a law, such as a city work order.

The tenant's right to move back after a renovation

A tenant who gets a renovation N13 can choose to come back when the work is done (section 53). They tell you in writing before they move out, and keep you posted on their address. They return at a rent no higher than what you could have charged if they'd never left: the old rent plus any guideline increases, not today's market rent.

New since September 21, 2026, once a tenant says they'll return you must tell them in writing:

• the estimated date the unit will be ready, without delay;
• any change to that date;
• when the unit is ready, and then give them at least 60 days to move back in.

City renovation licences: Toronto and Hamilton

Some cities add their own rules on top of the Act. Check your city's by-laws before you serve the notice.

Toronto (Rental Renovation Licence, enforced since July 31, 2025, renovations only, not demolitions): apply within 7 days of giving the N13, with the building permits and a form from an architect or engineer (OAA or PEO) confirming the unit must be empty. The fee is $728 per unit (2026). A returning tenant gets comparable temporary housing at a similar rent, or monthly rent-gap payments based on CMHC average rents; a tenant who doesn't return gets three months of rent-gap payments, paid before the licence is issued. Either way there's a moving allowance of $1,500 (studio or one-bedroom) or $2,500 (two bedrooms or more) (City of Toronto).

Hamilton (Renovation Licence and Relocation By-law 24-055, since January 1, 2025): apply within 7 days of the N13, make temporary housing arrangements for a returning tenant, and pay for insured movers or a $1,500 / $2,500 moving allowance (City of Hamilton).

The province also passed a rule in 2023 that would require a qualified person's report with every renovation N13. As of October 2026 it isn't in force yet.

If the tenant stays, or the work never happens

• Tenant doesn't move out: file an L2 with a copy of the N13 and a Certificate of Service, no later than 30 days after the termination date. The LTB says most applications other than unpaid rent are being scheduled within 5–7 months.
• Work not done within a reasonable time: the former tenant can apply within one year of moving out. The LTB can order up to 12 months' rent in compensation, moving costs and a fine (section 57). Knowingly getting a unit back with a bad-faith notice is also an offence, with fines up to $100,000 for a person and $500,000 for a corporation.
• Tenant not offered the unit back: they can apply up to 2 years after moving out, or 6 months after the work is done if that's later (section 57.1).

Renovating to sell or re-rent? Pick the right route

An N13 is only for real demolitions, conversions and permit-level renovations. It doesn't end a tenancy so you can sell, and a returning tenant means the renovated unit comes back at the old rent. Depending on the plan:

• Selling as is: sell it tenanted, or serve a buyer's N12 after a firm sale. See selling a house with tenants and the N12 notice guide.
• Want it empty before a renovation or sale: an N11 agreement, often with a payment, is the only route that works for any home at any time. The cash for keys calculator shows the most you can offer.
• Buying a tenanted home to renovate and flip: budget the 120 days, the compensation, the city licence and an LTB delay, then run the numbers in the house flipping calculator.
• Renting it out after the work: if the old tenant doesn't take the unit back, you set a new rent and can list it for a flat fee.

List it for a flat fee when the work is done

Once the renovation is finished, we can list the home on the MLS® System and realtor.ca for a flat fee, through Robin Hood Realty Limited, Brokerage: for rent to a new tenant, or for sale. You keep control of showings and talk to buyers or tenants directly.

This page is general information, not legal advice. Before you serve an N13, talk to a real estate lawyer or a licensed paralegal, and check your city's by-laws.

N13 questions

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