Facing a notice that a purchaser wants your unit can be stressful. This guide explains what an N12 eviction means for tenants and renters in Ontario, the timelines a purchaser must follow, the official forms involved, and the practical steps you can take to protect your rights. You will learn how to check whether the notice is valid, when the Landlord and Tenant Board gets involved, what evidence helps at a hearing, and options such as negotiating a move-out agreement or seeking compensation. The language is plain and practical so you can act confidently, know where to find official forms, and understand what to expect if the matter goes to a hearing.
What is an N12 notice?
An N12 is the form used when a landlord or a purchaser says they, or an immediate family member, will occupy the rental unit. It is authorized by the Residential Tenancies Act, 2006 and must meet legal requirements to be valid.[2] If you receive an N12, the landlord or purchaser usually must give proper written notice and, if you do not leave, they may apply to the Landlord and Tenant Board for an order to end the tenancy.[3]
When can a purchaser use N12?
A purchaser may rely on an N12 only if they genuinely intend to occupy the unit themselves or have a close family member who will. The Residential Tenancies Act requires that the reason be bona fide (in good faith), and the purchaser or family member must actually intend to move in. If you suspect the notice is not genuine, you can challenge it at the Board.[2]
What forms you should know
- Form N12 — Notice to End Tenancy Because the Landlord, a Purchaser or a Family Member Requires the Rental Unit. Use this when a purchaser or family member intends to move into the unit. Example: a buyer plans to live in the apartment they just purchased and provides you with an N12 as formal notice. See the official forms page for the exact form and filing instructions.[1]
- Form L1 — Application to End a Tenancy and Evict a Tenant (if the tenant does not move). If you do not leave after an N12, the landlord or purchaser can file an L1 application with the Landlord and Tenant Board to request an eviction order. Example: if the tenant refuses to vacate, the buyer files an L1 to start a hearing at the Board.[1]
How a hearing typically works and what evidence helps
If a dispute proceeds to the Landlord and Tenant Board, the hearing will focus on whether the N12 was given honestly and whether the purchaser or family member actually plans to move in. The Board may also consider whether compensation or alternative housing was offered.
- Collect documents: lease, receipts, emails, and the signed N12 you were served.
- Gather witness statements or written communication that show the purchaser's intentions.
- Photograph or document any representations about occupancy or offers to re-house you.
For general tenant problems and common next steps, see Common Issues Tenants Face and How to Resolve Them. For a broader summary of rights in this province, review Tenant Rights and Landlord Rights in Ontario.
FAQ
- Can a purchaser make me move immediately after buying the property?
- No. A purchaser who intends to occupy must follow the notice rules and, if you do not leave, must apply to the Landlord and Tenant Board for an eviction order; you have the right to challenge the N12 at the Board.[3]
- Am I entitled to compensation if I have to leave?
- Sometimes the Board orders compensation or other remedies if it finds the eviction was not lawful or if an agreement was reached; bring any offers or written agreements to your hearing.
- What if the purchaser rents the unit out shortly after I leave?
- If the purchaser or family member does not move in as stated, the Board may find the N12 was not used in good faith and can order remedies; evidence of the unit being re-rented helps your case.
How-To
- Check the notice date and the deadline to move or respond; confirm the notice is signed and complete.
- Gather evidence: lease, payment records, messages, photos, and any written offers from the purchaser or landlord.
- Contact the Landlord and Tenant Board or community legal clinic to understand your rights and get help preparing for a hearing.[3]
- File a response or application with the Board if you plan to dispute the N12; use the forms page to find L1 and filing instructions.[1]
- Attend the hearing, present your documents and witnesses, and ask for remedies if the N12 was not genuine.
Help and Support / Resources
- Landlord and Tenant Board (Tribunals Ontario)
- Renting in Ontario: Your rights on Ontario.ca
- Residential Tenancies Act, 2006 (text)
