OHI | Can My Landlord? · Ontario rental question
Browse the full “Can My Landlord?” series
Last verified: September 12, 2026
Quick answer: No—not simply because the property is listed or sold. A sale normally transfers the tenancy to the buyer. An N12 for purchaser’s own use may be available only after an agreement of purchase and sale exists and the statutory requirements are met.
Does listing the property end the lease?
No. A landlord can sell a tenanted property, but listing it does not cancel the tenancy. The tenant generally continues under the existing terms unless the tenancy ends through a valid agreement, tenant notice or lawful LTB process.
When may purchaser-own-use apply?
For a property with no more than three residential units, a landlord who has entered into an agreement of purchase and sale may give an N12 if the purchaser, the purchaser’s spouse, a qualifying parent or child, or a caregiver genuinely requires the unit for residential occupation. Condominium units may also qualify under the RTA.
The proposed occupant must genuinely require the unit for residential occupation. The purchaser-use ground is distinct from the landlord-use ground, which expressly requires at least one year of occupation. Vacant possession simply because a buyer prefers an empty property is not enough.
What notice and compensation are required?
An N12 generally requires at least 60 days’ notice with a termination date at the end of a rental period or fixed term. The landlord must also pay one month’s rent as compensation or offer another acceptable unit by the required deadline.
Does the tenant have to move on the N12 date?
An N12 is a notice, not an eviction order. If the tenant does not move, the landlord must apply to the LTB. The tenant may dispute the application and raise concerns about eligibility or good faith. Only the Sheriff can enforce an LTB eviction order.
What about showings?
A sale can create lawful entries for buyer showings, but the landlord must follow Ontario’s entry rules. Proper written notice is usually required for purchaser showings while the tenancy continues.
What both sides should keep
- The lease and any amendments
- The N12 and proof of service
- Proof of compensation
- Showing notices and communications
- Evidence relevant to the proposed occupant and good-faith intention
OHI guides
- Selling a Tenanted Property: N12 and Purchaser Use
- Can a Landlord Sell a House With a Tenant?
- Bad-Faith N12 Evictions in Ontario
- When Can a Landlord Enter a Rental Unit?
Official Ontario sources
- Residential Tenancies Act, 2006
- LTB: How a Landlord Can End a Tenancy
- Current N12 form and instructions
General information only: This article concerns Ontario residential tenancies and is not legal advice. Some rentals are exempt from all or part of the RTA. Verify current rules and forms with Tribunals Ontario or obtain advice from a licensed Ontario legal professional.