N13 Notice in Ontario: Renovations, Demolition and Conversion

Ontario N13 Notice Guide · Updated for 2026

Featured photo by Olek Buzunov on Unsplash.

Form N13 is used in Ontario when a landlord seeks to end a tenancy because the rental unit will be demolished, converted to a non-residential use, or requires repairs or renovations so extensive that the unit must be vacant.

An N13 Is for Specific Situations

Ordinary cosmetic work is not the same as an N13 renovation. The legal test and required permits or approvals can matter, especially where the landlord says the unit must be vacant to complete the work.

Notice and LTB Process

The landlord must use the current N13 form and comply with the required notice period and termination-date rules. If the tenant does not move, the landlord generally needs an LTB order before the tenancy can be ended.

Compensation Can Be Required

Compensation depends on the reason for the notice and the size of the residential complex. LTB materials indicate that where compensation applies, certain buildings with five or more residential units can trigger compensation equal to three months’ rent, while some smaller complexes can involve one month’s rent or an acceptable alternative unit. The current form and instructions should always be checked.

Right to Return After Renovations

Where an N13 is based on repairs or renovations, a tenant may have a right to move back into the unit after the work is completed if the statutory requirements are followed, including giving the landlord written notice of the intention to return. Effective September 21, 2026, when the applicable written notice to return is given, the landlord must provide the estimated completion date without delay. See OHI’s Ontario Rental Rule Changes for 2026 for the broader September reform package. The landlord must also update the tenant if that estimate changes, notify the tenant when the unit is ready, and provide 60 days’ notice to reoccupy where the work is completed on or after September 21. Use the current N13 and LTB instructions because transitional rules can apply.

Bad-Faith Risks

A former tenant may be able to bring a T5 application if the landlord did not carry out the stated demolition, conversion, repair or renovation within a reasonable time, or failed to honour applicable return rights after a renovation. Effective September 21, 2026, the T5 deadline for an applicable N13 right-of-first-refusal claim is two years after the tenant moves out or six months after the renovations are finished, whichever is later. Failure to provide the required readiness information or 60-day reoccupancy period can also create a rebuttable presumption that the landlord failed to provide the right of first refusal.

Landlord Checklist

• Confirm the work actually qualifies for N13 treatment.
• Obtain required permits or approvals.
• Use the current N13 form and instructions.
• Calculate the termination date correctly.
• Pay required compensation on time.
• Document the scope of work and contractor timeline.
• Respect any tenant right to return after renovations.

See the LTB guideline on personal use, demolition, repairs and conversion and our Ontario Landlords & Tenants hub.

N13 Notice FAQ

General information only: N13 cases are technical and fact-specific. Verify the current form, compensation rules and permit requirements before serving a notice.