Tenant Rights When a Landlord Sells the Property in Ontario

If you’re renting in Ontario and your landlord decides to sell the property, it’s natural to feel uncertain. Many tenants worry about their lease, notice requirements, or whether they’ll need to move. This guide explains what really happens when a rental home is sold in Ontario—including your rights, required notices, and practical steps to protect your tenancy. Everything here is based on current Ontario law and official government sources.

What Does a Property Sale Mean for Tenants?

In Ontario, a landlord can sell their rental property at any time. However, selling the property does not automatically end your tenancy or change your rental agreement. As a tenant, you are protected by the Residential Tenancies Act, 2006.^[1] The new owner simply becomes your new landlord and must follow all the same rules as the previous owner.

If you have a fixed-term lease (like a year-long lease), the terms continue even after the sale. Month-to-month tenants keep the same rights—they do not have to move just because the property is changing hands.

When Can a Tenant Be Asked to Move Out?

You can only be required to move out after a property sale in very specific circumstances—for example, if the new owner, or a close family member of the new owner, wants to move into the unit for their own use.

• The new owner must serve the correct notice: Form N12 - Notice to End your Tenancy Because the Landlord, a Purchaser or a Family Member Requires the Rental Unit
• The notice must give you at least 60 days, and the termination date must line up with the end of a rental period (usually the end of the month)
• Proper notice must be given after an offer to purchase the property has been accepted
• You are entitled to financial compensation or another rental unit in some cases

Where to Find and How to Use Form N12

You can find Form N12 on the Landlord and Tenant Board (LTB) website. Only a landlord who has already sold the property (and with the new owner intending to move in) can serve you this notice. If you receive this form, your next steps are:

• Review the termination date and make sure you've received at least 60 days' notice
• You may apply to the LTB to dispute the notice if you believe it's not being used in good faith
• You remain responsible for paying rent until your tenancy officially ends

What Happens to Your Lease, Rent, and Deposits?

Your lease remains valid, and the new owner must honour your existing rent and terms. For tenants, Obligations of Landlords and Tenants: Rights and Responsibilities Explained is a helpful resource on what doesn’t change when the property is sold.

If you paid a last month’s rent deposit or other rental deposit, the new landlord is now responsible for it. If you want tips on deposits, see Understanding Rental Deposits: What Tenants Need to Know.

Showings: Can the Landlord or Real Estate Agent Enter My Home?

In Ontario, your landlord has the right to show your unit to potential buyers, but:

• They must give you at least 24 hours’ written notice before each showing
• Showings must take place between 8 a.m. and 8 p.m.
• You do not have to leave if you don’t want to, but you must allow access

If you have concerns about excessive showings or privacy, keep a record of communications and seek advice if needed.

What If You Want to Leave When the Property Is Sold?

If you decide to move out due to the sale, you must still follow normal rules for ending your tenancy. For a proper notice process and avoiding disputes, see How to Properly End Your Rental Agreement as a Tenant.

Summary: What Tenants Should Remember

• The sale of a rental property does not automatically end your tenancy
• You can only be asked to move if the new owner (or their close family) will live there, and only after proper notice
• Always keep records and read every notice carefully—contact the Landlord and Tenant Board if you're unsure

For a full summary of tenant rights, refer to Tenant Rights in Ontario.

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FAQs About Property Sales and Tenancy in Ontario

1. Does my tenancy end automatically if my landlord sells the house?
   No, your tenancy continues. The new owner inherits your lease and must respect the same rules.
2. What notice must a landlord give if the new owner wants to move in?
   The landlord must serve you Form N12 with at least 60 days' notice and specified reasons.
3. Can the landlord show the property while I’m living there?
   Yes, but only with at least 24 hours’ written notice, and showings must happen between 8 a.m. and 8 p.m.
4. What happens to my last month’s rent deposit?
   The new owner becomes responsible for your deposit. You should not have to pay again.
5. Do I have to sign a new lease after the property is sold?
   No, your existing lease terms remain valid and enforceable.

Conclusion: Key Takeaways for Ontario Tenants

• Selling a property does not end a rental agreement—your tenancy is protected by Ontario law.
• Strict notice rules apply if you are asked to move so the purchaser or their family can live there.
• Keep thorough records and consult official resources if you have questions or receive legal forms.

Need Help? Resources for Tenants

• Landlord and Tenant Board of Ontario (LTB) — Information, forms, and how to resolve disputes
• Legal Aid Ontario Tenant Duty Counsel — Free summary legal advice (call 1-800-668-8258)
• Ontario Government: Renting in Ontario
• Tenant Rights in Ontario

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1. Residential Tenancies Act, 2006 (Government of Ontario)
2. Landlord and Tenant Board
3. LTB Official Forms (including N12)

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