Form N13 Explained: Demolition/Conversion Eviction in Ontario

Maintenance & Repairs Ontario 5 min read · published March 09, 2026 Flag of Ontario

If you rent in Ontario and receive Form N13, your landlord is giving notice that they want to end your tenancy because the rental unit or building will be demolished, converted to another use, or extensively repaired or renovated. An N13 notice does not by itself mean you must move out immediately. Understanding the notice, the 120-day requirement, the Landlord and Tenant Board (LTB) process, and possible compensation can help you decide what to do next.

Fact: Form N13 is only for demolition, conversion, or extensive repairs or renovations that require tenants to move out. It cannot be used for minor repairs. If you are unsure whether the work qualifies, consult the LTB or a tenant clinic for guidance.

What Is Form N13?

Form N13 is the official notice a landlord uses to end a tenancy when they plan to demolish the rental unit, convert it to another use, or complete repairs or renovations that are so extensive the unit must be empty. The form and process are governed by Ontario's Residential Tenancies Act, 2006.

When Can a Landlord Use Form N13?

A landlord can use Form N13 only for one of these reasons:

  • Demolishing the rental unit or building
  • Converting the rental unit or building to another use, such as a non-residential use or condos
  • Completing extensive repairs or renovations that require the building to be empty

Form N13 cannot be used for other reasons or for minor renovations and repairs. If you believe the work does not require you to move out, you can challenge the notice at the LTB.

Insight: Keep emails, notices, photographs, and other documents showing the planned work. This evidence may help you explain why you believe the N13 notice is invalid or was given in bad faith.

Official Source and Where to Download

Caution: Check the notice carefully for the termination date, the reason given, and the landlord's information. Keep a copy of every page and note any errors you find.

How Much Notice Must You Get?

A landlord must give you at least 120 days' written notice. The termination date must coincide with the end of a rental period or lease term. For example, if you pay rent on the first day of each month, the notice should end on the last day of a month and be at least 120 days in the future.

Your Rights as a Tenant

If you receive Form N13, you have important protections under Ontario law:

  • The landlord must serve the notice properly and have a reason allowed under the Residential Tenancies Act.
  • You do not have to move out simply because you received the notice. The landlord must apply to the Landlord and Tenant Board (LTB), and the LTB must schedule a hearing before an eviction can take place.
  • You 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. See Tenant Rights in Ontario for more information.

For information about other rental problems, see Common Issues Tenants Face and How to Resolve Them.

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What Happens at the Landlord and Tenant Board?

The Landlord and Tenant Board (LTB) resolves disputes and eviction applications in Ontario. If the landlord applies for eviction after serving Form N13, the LTB will hold a hearing. You can attend the hearing and present evidence, including evidence about whether the demolition, conversion, or renovation actually requires the tenancy to end.

If you want to dispute the notice, respond promptly to Board correspondence and gather evidence before the hearing.
Example: Bring your lease, the N13 notice, and letters or emails from the landlord so you can show the Board what was said and when.

Tenant Compensation and Moving Back

  • In most cases, a tenant is eligible for compensation, typically one month's rent, or the landlord must offer another acceptable rental unit.
  • If the unit will be repaired or renovated rather than demolished, you may have the right to move back after the work is complete at the same rent.

Document communications and any agreement about compensation. For information about leaving a rental, see Moving Out Tips: A Tenant's Guide to a Smooth Rental Exit.

For rental listings and moving options, Find rental homes across Canada on Houseme.

What to Do If You Get a Form N13

Receiving Form N13 does not create an immediate eviction. Use the time available to review the notice and prepare:

  • Check the reason, termination date, service, and other information for errors or insufficient notice
  • Decide whether you want to dispute the notice at the LTB
  • Prepare alternative accommodation if you decide you may need to move
  • Apply to the LTB if you believe the landlord is acting in bad faith or has not 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), which provides 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 be used only when repairs or renovations are so extensive that you must move out. It cannot be used for minor work.
  2. What compensation am I entitled to if I get an N13 notice?
    In most cases, you are owed one month's rent as compensation or another acceptable rental unit. If your unit will be renovated rather than 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 an LTB hearing is held and a decision is made.
  4. How do I dispute a Form N13 notice I think is unfair?
    Present your case at the LTB hearing and provide evidence if you believe the notice is invalid or was 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 tenant resources.

Key Points to Remember

  • Form N13 is for demolition, conversion, or extensive repairs and renovations that require tenants to leave.
  • The landlord must provide at least 120 days' written notice.
  • Receiving the notice does not itself evict you. The landlord must apply to the LTB before an eviction can take place.
  • You may be entitled to compensation or the right to return, depending on the circumstances.

Review the notice carefully, keep your evidence, and respond to LTB correspondence promptly.

Need Help? Resources for Tenants

  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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David Chen
David Chen

Tenant Law Analyst, Tenant Rights Canada

David specializes in Ontario residential tenancy law and Northern territories housing regulations. He has followed developments at the Landlord and Tenant Board closely for over eight years and writes extensively on LTB procedures, rent increases, and maintenance obligations.

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