Facing eviction for renovations—or "renoviction"—can be unsettling for tenants across Ontario. Provincial laws offer specific rights and protections if your landlord wants you to leave for major renovations or repairs. This guide explains the eviction process, your rights, and steps tenants can take to stay protected under Ontario's Residential Tenancies Act, 2006.
When Can a Landlord Evict for Renovations?
Landlords in Ontario can only evict tenants for renovations when the work is so extensive or disruptive that you must move out completely. Cosmetic upgrades, non-essential repairs, or improvements that can be done while you live there do not qualify. The law requires substantial work—such as structural changes, replacing vital systems, or abatement of hazardous materials—that make the unit unsafe or unlivable during the process.[1]
Legal Notice Requirements (Form N13)
To begin the process, your landlord must provide an N13: Notice to End your Tenancy Because the Landlord Wants to Demolish the Rental Unit, Repair it or Convert it to Another Use. This notice:
- Must be given at least 120 days before the termination date
- Must state the reason for eviction (demolition, repairs, or conversion)
- Must clearly outline your move-out deadline
Without this written notice, an eviction is not legal.
Your Rights When Facing Renoviction
Ontario law gives tenants significant rights during the eviction process for renovations:
- Landlords must apply to the Landlord and Tenant Board of Ontario (LTB) for an eviction order if you do not agree to leave
- You have the right to attend an LTB hearing and present reasons why you should not be evicted
- For repairs/renovations (not demolition), you have the right to move back in («right of first refusal») at the same rent after work is complete
- Landlords must pay either three months’ rent or provide another acceptable unit if evicting for repairs or renovations[2]
Compensation and the Right to Return
If you're being evicted for renovations or repairs—not demolition—the Residential Tenancies Act, 2006 gives you a "right of first refusal." This means you can notify your landlord in writing that you wish to resume your tenancy once renovations are complete—at the same rent as before. Your landlord must offer you the unit before renting it to anyone else.
Additionally:
- Landlords must compensate you with either three months’ rent or another rental unit deemed acceptable by you
- This compensation does not apply if you do not move out or if work qualifies as normal repairs
How to Challenge or Respond to an N13 Notice
You aren't required to move out just because you receive an N13. If you disagree with the reasons stated or suspect the landlord does not intend to truly renovate:
- Remain in the unit—your landlord must apply for a hearing with the LTB
- Attend the hearing to present your evidence or concerns
- Contact tenant support services if you feel pressured or harassed
Official Forms for Tenants
- N13: Notice to End your Tenancy Because the Landlord Wants to Demolish the Rental Unit, Repair it or Convert it to Another Use – Used by landlords to notify tenants of eviction for renovations. You can view and learn more about this form at the official LTB website.
- T5: Tenant Application - Landlord Gave a Notice of Termination in Bad Faith – If you believe your landlord is using major renovations as a false excuse (i.e., to attempt an illegal "renoviction"), use this form to apply for compensation or to be allowed to return to your unit. Full details are at the official T5 application page.
For full details on standard lease terms and tenant responsibilities after signing, see What Tenants Need to Know After Signing the Rental Agreement.
Common Tenant Mistakes and Protecting Yourself
- Never move out unless you have received the correct N13 notice and understand your rights
- Ask your landlord to clarify the scope, permits, and expected timeline for renovation
- Keep all written correspondence and copies of any forms or notices you receive
- Consult the LTB or tenant advocacy services if you feel pressured or are not receiving the required compensation/rent offer
Additional Tenant Resources
Looking for a new place, or exploring your housing options? Browse apartments for rent in Canada to view available listings across Ontario and nationwide.
To learn more about general rights and recent legislative updates, visit Tenant Rights in Ontario.
FAQs: Eviction for Renovations in Ontario
- Do I have to move out for renovations if I receive an N13?
No, an N13 is a notice, not an automatic order. You are not required to move unless ordered by the Landlord and Tenant Board following a hearing. - Am I entitled to compensation if evicted for renovations?
Yes, you are normally entitled to three months’ rent or another suitable rental unit, unless the work is demolition. - Can I return to my apartment after renovations?
Yes, if the unit is not being demolished, you have the right of first refusal at the previous rent—notify your landlord in writing if you wish to return. - What if my landlord won’t let me move back or rents to someone else?
You can file a T5 application with the LTB to seek compensation or have your tenancy restored if you believe they acted in bad faith. - Where can I get help challenging a renovation eviction?
Contact the Landlord and Tenant Board or local tenant advocacy organizations for advice and representation.
Key Takeaways for Tenants
- You have important rights before, during, and after an eviction for renovations. Always ensure legal notice and compensation.
- Challenging an N13 properly can help preserve your tenancy or ensure fair treatment.
- Contact the LTB or legal clinics if unsure about your situation, and never move out without understanding your legal protections.
Need Help? Resources for Tenants
- Landlord and Tenant Board of Ontario: Information, forms, and dispute resolution
- Ontario Tenants Rights Hotline: 416-921-9494
- Community Legal Clinics in Ontario: Free tenant legal advice and representation – Find your local clinic
- Tenant Rights in Ontario – Overview of tenant/landlord laws & recent updates
- Ontario Residential Tenancies Act, 2006: Full legislation text
- Landlord and Tenant Board of Ontario – Official LTB website
