An N12 is not an eviction. Take a breath.
It's only a notice that your landlord, a family member, or a buyer wants to move in. You don't have to leave on the date it shows — your landlord still has to prove their reason is real, and pay you. Here's what's true, and what to do next.
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In 30 seconds, here's what's true
- An N12 is a notice, not an eviction order. You can only be made to leave by the Sheriff, after the Landlord and Tenant Board holds a hearing.
- The notice must give you at least 60 days, ending on the last day of your rental period. A wrong date or the wrong form can make it invalid.
- Your landlord must pay you one month's rent (or offer another unit you accept) by the termination date — or the Board can dismiss their case.
- Only the landlord, their close family (spouse, child, parent), a buyer, or a buyer's close family can move in — not a sibling, a cousin, or a company.
- If they lie and re-rent the unit within 12 months, the law presumes bad faith. You can file a T5 and the Board can order your money back, plus a fine.
The steps your landlord must follow
Read the N12 carefully
Check three things: the reason given, the date (it must be at least 60 days away and land on the last day of your rental period), and who plans to move in (they must be the landlord, close family, a buyer, or a buyer's close family). Look for the official LTB form — a text or email doesn't count.
Do not move out yet
You do not have to leave on the date in the notice. An N12 is only the first step. Keep paying your rent so you stay in good standing, and save every message from your landlord — especially anything that hints the move-in isn't genuine.
Check your compensation
Your landlord must pay you one month's rent, or offer you another unit you agree to, on or before the termination date. If they don't, the Board cannot order your eviction. You can also leave early on 10 days' notice and still keep the one month's rent.
Wait for the hearing — and get free help
If you stay, your landlord has to apply to the Board (Form L2) and file a sworn statement from the person moving in. You'll get a hearing date. Free Tenant Duty Counsel can help you prepare before you go in.
Only the Board — then the Sheriff — can evict you
At the hearing you can raise whether the reason is genuine and point out any errors in the notice. The landlord must prove good faith. Even if they win, only the Sheriff can carry out an eviction — never the landlord directly.
What to do next
- Save the N12 and write down the termination date.
- Confirm the notice gives at least 60 days and ends on the last day of a rental period.
- Check that the person moving in actually qualifies (landlord, spouse, child, parent, caregiver, or a buyer).
- Confirm whether you've been paid one month's rent, or offered another unit.
- Keep paying your rent so you stay in good standing.
- Start a written record: emails, texts, rental ads, or 'for sale' listings — anything about re-renting or selling.
- Get free Tenant Duty Counsel and contact your local community legal clinic.
- Use PLAIN to track your 60-day deadline and your one-year window to file a bad-faith T5.
Common myths
| Myth | Reality |
|---|---|
| I got an N12, so I have to move out by that date. | No. An N12 is not self-enforcing. You only have to leave if the Landlord and Tenant Board orders it after a hearing — and only the Sheriff can carry it out. |
| My landlord sold the house, so I have to leave. | A sale alone does not end your tenancy. You only have to go if a buyer in good faith wants to move in, with a proper N12 and compensation — and only in buildings with three or fewer units. |
| I get nothing when I'm forced out. | You are owed one month's rent, or another rental unit you accept, paid on or before the termination date. |
| There's nothing I can do if they lied to get me out. | You can file a Form T5 within a year of moving out. If they re-rent within 12 months, bad faith is presumed and they must prove otherwise. The Board can order money back plus a fine. |
| A text or email notice is good enough. | No. It must be the official LTB Form N12, correctly completed, with a valid termination date at least 60 days away. |
| I have to pay a lawyer to fight this. | The Board's process for tenants is low-cost, and free Tenant Duty Counsel — funded by Legal Aid Ontario — can help you before your hearing. |
| If I leave early, I lose my compensation. | You can leave early on 10 days' notice and still keep the one month's rent your landlord owes you. |
| My landlord can put their brother or their company in the unit. | Siblings and companies don't qualify. An N12 only works for the landlord, their spouse, child, or parent, a caregiver, or a buyer and their close family. |
Last reviewed June 2026
Written and reviewed by the founder of PLAIN, checked against primary government and legal sources. How we research these guides
Sources
- Residential Tenancies Act, 2006, ss. 48–49 — landlord's and purchaser's own use (Ontario e-Laws)
- Landlord and Tenant Board — Interpretation Guideline 12: Eviction for Personal Use (Tribunals Ontario)
- My Landlord Gave Me an N12 Notice of Eviction. What Do I Do Now? (Advocacy Centre for Tenants Ontario)
- Steps to Justice — My landlord wants to move in (Community Legal Education Ontario)
PLAIN gives legal information, not legal advice. It is not a substitute for a lawyer or paralegal — and we'll point you to free ones. Laws change; we review these pages regularly, but always confirm current rules with the Landlord and Tenant Board.
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