Form N12 – Landlord’s Personal Use Eviction (Ontario Guide)

If you rent in Ontario, you may have heard about Form N12—the notice your landlord must use if they want to end your tenancy because they or an eligible family member wish to move in. Understanding how Form N12 works, your rights, and what action you should take can help you avoid mistakes and unfair evictions. This guide explains the process in clear, plain English and highlights your tenant protections under the Residential Tenancies Act, 2006.

What is Form N12?

Form N12, officially called Notice to End your Tenancy Because the Landlord, a Purchaser or a Family Member Requires the Rental Unit, is used when a landlord, their immediate family, or a buyer of the property (or their family) intends to move into your unit. You may receive this form if the landlord wants the rental back for their own use.

Who Can Use Form N12?

• Landlords who want to live in the unit themselves
• A landlord’s spouse, child, or parent; or the spouse’s child or parent (family use)
• A new buyer (purchaser) who needs the unit for themselves or eligible family members

Landlords cannot serve a Form N12 just to raise rent or remove a problematic tenant—it must be for legitimate personal use or family/purchaser’s use, as outlined in Ontario law¹.

Legal Rules and Your Rights

The Residential Tenancies Act, 2006 (RTA) sets strict rules on N12 notices:

• Minimum 60 days’ written notice is required, ending at the end of a rental period.
• Notice must be served using the proper Form N12 (official form from Ontario’s Landlord and Tenant Board).
• The landlord (or their eligible family member) must actually intend to move in and reside in the unit for at least 1 year.
• Your landlord must pay you compensation equal to one month’s rent or offer you another unit, as a condition of serving an N12.

The Landlord and Tenant Board (LTB) of Ontario oversees all disputes and questions about Form N12 and tenant rights.

What Happens After You Receive Form N12?

If you get this notice, it does not mean you must move out right away, or even at all, unless there is an LTB order. Here’s what happens next:

• Your landlord gives you the Form N12 (properly filled out, signed, and dated).
• You have the right to dispute the eviction by staying in your unit. Your landlord must apply to the LTB to get an eviction order if you don’t leave by the termination date.
• The LTB will hold a hearing where you can present your side, especially if you believe the N12 is not genuine or in bad faith.
• If you leave, remember you are entitled to compensation—a payment equal to one month’s rent, or a suitable alternative unit (but not both).

For more information on tenant and landlord obligations during and after a notice, see Obligations of Landlords and Tenants: Rights and Responsibilities Explained.

Official Sources and Forms

• Form N12 (Notice to End your Tenancy Because the Landlord, a Purchaser or a Family Member Requires the Rental Unit) (Ontario Landlord and Tenant Board)
• Ontario Landlord and Tenant Board (LTB)
• Read the Residential Tenancies Act, 2006

Want to compare how these rules work provincially? See Tenant Rights in Ontario.

Action Steps: What To Do If You Receive a Form N12

Review these simple steps if you’re a tenant who has just received a Form N12:

• Don’t panic or move out immediately—reflect and explore your options under Ontario law.
• Carefully check that the notice is complete and has the correct termination date and reason.
• Look for proof that you are being paid one month’s rent compensation or offered another unit.
• If you disagree with the notice, plan to attend the LTB hearing and gather evidence (emails, texts, etc.).
• If you need housing after moving out, explore Browse apartments for rent in Canada quickly and easily online.

Key Issues to Watch

Being asked to move is stressful. Here are some common issues tenants face with Form N12:

• Not receiving proper notice or compensation.
• Landlords misusing N12 forms to remove tenants for other reasons.
• Landlords or new owners not actually moving in.

Have other rental problems, such as maintenance or common disputes? See Common Issues Tenants Face and How to Resolve Them for practical guidance.

Frequently Asked Questions

1. Can my landlord evict me for their own use at any time?
   No. A landlord must follow strict rules under the Residential Tenancies Act, 2006, including using Form N12 properly, giving at least 60 days’ notice, and paying one month’s compensation.
2. What if I suspect my landlord is not actually moving in?
   If you think an N12 is being used in bad faith, you can dispute the notice and provide evidence at the Landlord and Tenant Board after your landlord files for an eviction order.
3. Do I have to move out if I receive Form N12?
   Not right away. You have rights and do not need to leave unless the LTB issues an eviction order. You also have a right to a hearing.
4. What compensation am I entitled to when served an N12?
   The landlord must pay you at least one month’s rent or offer another suitable unit. This is required by law.
5. How do I dispute a Form N12 notice?
   Stay in your unit, prepare your evidence, and participate in the LTB hearing if your landlord files for eviction. The Board will decide based on facts and evidence.

Conclusion and Key Takeaways

• Form N12 is only for genuine landlord or family use evictions and must follow Ontario rules.
• You have the right to dispute the eviction and must receive compensation.
• If you receive a Form N12, learn your options and, if needed, be ready to defend your tenancy at the LTB.

Educating yourself helps protect against wrongful evictions and ensures your rights as a tenant are respected.

Need Help? Resources for Tenants

• Ontario Landlord and Tenant Board: Information, dispute resolution, and N12 resources
• Community Legal Education Ontario (CLEO): Help for tenants facing eviction
• Advocacy Centre for Tenants Ontario (ACTO): Tenant support and referrals
• Tenant Rights in Ontario: Learn about key rental rights in your province

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1. Ontario Residential Tenancies Act, 2006: Read the RTA on the Government of Ontario's site
2. Ontario Landlord and Tenant Board – Forms and resources: LTB official website
3. Required compensation: RTA s. 48.1; N12 instructions: Get official N12 form

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