Form N13 Explained: Demolition/Conversion Eviction in Ontario

If you’re renting in Ontario and receive a Form N13 notice from your landlord, it means they want to end your tenancy because the building is being demolished, converted to another use (like condos), or extensively renovated. Understanding your rights and what comes next can help you respond confidently during this stressful time.

What Is Form N13?

Form N13 is the official notice a landlord must give to end your tenancy if they plan to demolish the rental unit, convert it to a non-residential use, or perform repairs/renovations so extensive that you must vacate. This form and process are governed by the Ontario Residential Tenancies Act, 2006 (RTA)¹.

When Can a Landlord Use Form N13?

Landlords can only serve Form N13 for these legally allowed reasons:

• Demolishing the rental unit or building
• Converting it to a different use (e.g., turning rentals into non-residential spaces or condos)
• Extensive repairs or renovations that require the building to be empty

For all other reasons, Form N13 cannot be used. Tenants should be aware that landlords cannot end a tenancy for minor renovations or repairs.

Official Source and Where to Download

• Form: Notice to End your Tenancy Because the Landlord Wants to Demolish the Rental Unit, Repair it, or Convert it to Another Use (Form N13)
• Available on the Landlord and Tenant Board (LTB) website

How Much Notice Must You Get?

Landlords are required to give tenants at least 120 days written notice before the proposed termination date, which must coincide with the end of a rental period or lease term. For example, if you pay rent on the first of each month, your Form N13 notice should expire on the last day of a month, at least 120 days in the future.

Your Rights as a Tenant

You have important protections under Ontario law if you receive a Form N13:

• Your landlord must serve the notice properly and have a legitimate reason under the Residential Tenancies Act.
• You don’t have to move out just because you received the notice. The landlord must apply to the Landlord and Tenant Board (LTB), who will schedule a hearing before any eviction can take place.
• Tenant Rights in Ontario guarantee that tenants may be entitled to compensation – generally one month’s rent or a right to return, depending on what the landlord plans to do with the property.

If you have recently experienced other rental challenges, review Common Issues Tenants Face and How to Resolve Them for practical advice.

What Happens at the Landlord and Tenant Board?

The Landlord and Tenant Board (LTB) is the tribunal responsible for resolving disputes and eviction applications in Ontario. If your landlord files for eviction after serving Form N13, the LTB will hold a hearing. Tenants can attend and present their side, including challenging whether the demolition, conversion, or renovation requires ending the tenancy.

Tenant Compensation and Moving Back

• Most tenants are eligible for compensation – typically, the landlord must pay one month’s rent or offer another acceptable rental unit.
• If the unit will be repaired or renovated (not demolished), tenants often have the right to move back once the work is complete, at the same rent.

Always document your communications and compensation agreements. Learn more about safe and orderly rental exits in Moving Out Tips: A Tenant's Guide to a Smooth Rental Exit.

For a broad selection of available rentals and moving options, Find rental homes across Canada on Houseme.

What to Do If You Get a Form N13

Stay calm and remember, no immediate eviction occurs with just the notice. You have time to:

• Check the notice for errors or insufficient notice
• Decide whether you want to dispute the eviction at the LTB
• Start preparing alternative accommodation if needed
• Apply to the LTB if you think the landlord is acting in bad faith or hasn’t followed the law

Relevant Legislation and Where to Get Help

The law covering Form N13 evictions is the Residential Tenancies Act, 2006. The process is overseen by the Landlord and Tenant Board (LTB), where you can find official information and support.

FAQ: Form N13 and Demolition/Conversion Notices in Ontario

1. Can my landlord evict me for minor repairs or renovations?
   No, Form N13 can only be used if the repairs or renovations are so extensive that you must move out. It cannot be issued for minor work.
2. What compensation am I entitled to if I get an N13 notice?
   In most cases, you’re owed one month’s rent as compensation or a comparable rental unit. If your unit will be renovated (not demolished), you may have the right to move back in.
3. Do I have to move out on the date in the notice?
   No, you have the right to stay until a Landlord and Tenant Board hearing is held and a decision is made.
4. How do I dispute a Form N13 notice I think is unfair?
   You can present your case at the LTB hearing and provide evidence if you believe the notice is invalid or given in bad faith.
5. Where can I find more about my rental rights in Ontario?
   Visit Tenant Rights in Ontario for an overview of protections and resources available for tenants.

Key Points to Remember

• Form N13 is used only for demolitions, conversions, or major renovations requiring tenants to leave.
• Your landlord must provide at least 120 days’ notice and apply to the LTB for eviction approval.
• You may be entitled to compensation or the right to return, depending on circumstances.

Understanding the rules ensures you can protect your rights and make informed decisions under Ontario’s rental laws.

Need Help? Resources for Tenants

• Landlord and Tenant Board (LTB) - information, forms, and hearing scheduling
• Ontario Government: Renting in Ontario - Your Rights
• Local tenant advocacy organizations (Ontario Tenants Rights, clinics, legal aid)
• Review your protections at Tenant Rights in Ontario

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1. Ontario Residential Tenancies Act, 2006. Read the full legislation
2. Landlord and Tenant Board (LTB). Official LTB Website
3. LTB Forms and Notices. Download Form N13

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