Tenant Rights When Your Landlord Sells in Ontario

If you’re renting in Ontario and find out your landlord is selling the property, it can feel stressful and uncertain. But Ontario’s Residential Tenancies Act, 2006 gives tenants clear rights and protections if their home is put on the market or sold. This guide explains what happens when the landlord sells, what notices you may receive, your options for staying or moving, and what legal steps you can take.

What Happens to Your Lease When the Landlord Sells?

Your lease does not automatically end if your landlord decides to sell the home. The new buyer takes over as your landlord with all the same rights and responsibilities. Your tenancy, rent, and lease terms remain in effect exactly as before—unless the buyer (or their close family) intends to move in.

• Tenant Rights in Ontario protect your lease during and after a sale.
• Only specific circumstances allow eviction (see below).

Can You Be Asked to Move Out?

Under certain conditions, a landlord (or new owner) may end your tenancy, but strict rules apply. The most common reason: the buyer, or their immediate family, wants to move in. This is called eviction for "purchaser's own use." Eviction for renovation or demolition also has requirements.

Required Eviction Notice: Form N12

If the new owner intends to personally occupy the unit (or have a close family member do so), you may receive an official Notice to End your Tenancy because the Landlord, a purchaser, or a family member requires the rental unit (Form N12).

• Form Name & Number: Notice to End your Tenancy because the Landlord, a purchaser, or a family member requires the rental unit (Form N12)
• When Used: The landlord or buyer must provide this form if they (or eligible family) intend to move in.
• Notice Period: You must be given at least 60 days' notice before the end of a rental period.
• Official Resource: Landlord and Tenant Board Forms

Example: If your rent is due on the first of every month and the buyer wants to move in, they must serve you an N12 notice at least 60 days before your lease-end, with the last day matching your rental period (e.g., the last day of the month).

Your Rights When Served an N12 Notice

Receiving an N12 notice does not mean you must move out right away. You still have important protections:

• The new owner must genuinely intend to move in, and the process is strictly regulated.
• Your tenancy remains active until the notice expires, or an eviction order is issued by the Landlord and Tenant Board (LTB).
• You do not need to leave until the LTB orders it, even after the notice period.

After an N12 is served, the landlord (or purchaser) must apply to the LTB for approval to end your tenancy if you do not agree to leave.

Compensation Owed to You

Ontario law requires landlords to pay tenants the equivalent of one month’s rent (or offer another acceptable unit) if the tenancy is ended with an N12 notice due to sale for purchaser’s own use. This compensation protects tenants against bad-faith evictions.

Showings and Access During the Sale Process

While your landlord is selling, you have privacy rights. The landlord must:

• Give at least 24 hours written notice before showing the unit to prospective buyers or agents
• Only show the property between 8 a.m. and 8 p.m.
• Not harass or pressure you to leave for showings

For more tips about these situations and what to expect with your responsibilities, visit What Tenants Need to Know After Signing the Rental Agreement.

What Happens to Your Rental Deposits?

Your last month’s rent deposit must be transferred to the new landlord after a sale. The deposit remains in place and is protected by law. To learn more about your rights regarding deposits, see Understanding Rental Deposits: What Tenants Need to Know.

Other Key Considerations

If you are a month-to-month tenant, you are always entitled to a full 60 days' proper written notice (on Form N12, if applicable). You are never required to leave on shorter notice—unless you choose to negotiate a voluntary agreement. Fixed-term leases cannot be ended before expiry unless for legal grounds set out under the Residential Tenancies Act, 2006.

Looking for a new place because your rental has been sold? Find rental homes across Canada on Houseme with useful map features and up-to-date availability.

For More Information

• Landlord and Tenant Board (LTB): The official tribunal handling all residential tenancy matters in Ontario. Visit the LTB website for forms, filing information, and updates.
• Legislation: All rules come from the Residential Tenancies Act, 2006.

Frequently Asked Questions

1. Can I be evicted immediately if the landlord sells?
   No. As a tenant in Ontario, you can only be evicted for lawful reasons, and only after proper notice and—if you don’t agree—a hearing at the Landlord and Tenant Board.
2. What notice do I get if the new owner wants to move in?
   You must receive at least 60 days’ written notice on Form N12, and the notice must align with your rental period.
3. Am I owed compensation if I’m asked to move due to sale?
   Yes. Landlords must pay tenants one month’s rent (or offer another unit) if evicted for purchaser’s own use.
4. Does my deposit transfer to the new landlord?
   Yes, and the new landlord must apply your deposit as before, protecting your rights.
5. What can I do if I think the new owner won’t really move in?
   You can challenge the eviction at the LTB, and if you feel the notice was given in bad faith, you may be entitled to additional compensation.

Conclusion

• Your tenancy does not automatically end when the property is sold; your lease and deposit are protected by law.
• Eviction is only possible for specific, lawful reasons, with proper notice and LTB approval.
• You have the right to compensation and to challenge the eviction if you suspect bad faith.

Knowing your rights during a property sale provides peace of mind and helps you make informed decisions.

Need Help? Resources for Tenants

• Landlord and Tenant Board (LTB) – Official Site
• Residential Tenancies Act, 2006 (legislation)
• Ontario – Community Legal Clinics (free tenant help)
• LTB Guide to the Residential Tenancies Act

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1. Landlord and Tenant Board (LTB) – Ontario’s official residential tenancy tribunal
2. Residential Tenancies Act, 2006 – Ontario's governing tenant law
3. Landlord and Tenant Board Forms – Official tenancy forms, including Form N12

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