Ending a Tenancy in Ontario: A Guide for Landlords and Tenants

What Landlords and Tenants Need to Know Before Giving Notice

Ending a residential tenancy in Ontario is not as simple as sending an email, reaching the end of a lease or asking someone to move out.

The correct process depends on:

Who wants to end the tenancy
Why the tenancy is ending
Whether the tenancy is fixed-term or month-to-month
Which Landlord and Tenant Board form applies
How much notice is required
Whether compensation must be paid
Whether an application to the Landlord and Tenant Board is necessary

One incorrect date, outdated form or improper method of service can delay the process, or make the notice invalid.

Here is a practical overview for Ontario landlords and tenants.

First: A Lease Does Not Automatically End When the Term Expires

This is one of the most common misunderstandings in Ontario.

When a one-year lease reaches its expiry date, the tenant usually does not have to move out. Unless the parties properly terminate the tenancy, it generally continues on a month-to-month basis under the same terms.

A landlord cannot require a tenant to leave simply because:

The original lease has expired
The landlord wants to increase the rent beyond the lawful amount
The landlord would prefer a different tenant
The property may be easier to sell while vacant
The landlord wants to charge a new tenant a higher rent

A tenancy must be ended for a reason permitted by Ontario’s Residential Tenancies Act and through the appropriate process.

How a Tenant Can End a Tenancy

Ending a Month-to-Month Tenancy

A tenant who pays rent monthly will generally use Form N9: Tenant’s Notice to End the Tenancy.

The tenant must usually provide at least 60 days’ notice, and the termination date must be the final day of a rental period.

For example, when rent is due on the first day of each month, the termination date will generally be the final day of a month.

The day the notice is delivered and the method of delivery can affect whether the notice period has been calculated correctly.

Ending a Fixed-Term Tenancy

For a fixed-term lease, the termination date on the N9 normally cannot be earlier than the final day of the lease term.

A tenant cannot generally end a one-year lease early simply by providing 60 days’ notice.

Possible options include:

Reaching an agreement with the landlord
Assigning the tenancy to another person
Using a special termination rule that applies to the circumstances
Applying to the LTB where legally appropriate

A tenant who leaves without properly ending the tenancy could remain responsible for losses resulting from the early departure, although the landlord also has a duty to take reasonable steps to reduce those losses.

Daily and Weekly Tenancies

For a daily or weekly tenancy, the tenant must generally provide at least 28 days’ notice, with the termination date falling on the final day of the rental period.

When Both Parties Agree: Form N11

A landlord and tenant can mutually agree to end the tenancy using Form N11: Agreement to End the Tenancy.

The termination date can be one agreed upon by both parties. The regular N9 notice periods do not apply when the parties voluntarily enter into an N11 agreement.

However, an N11 should never be treated as routine move-in paperwork. A landlord cannot require a prospective tenant to sign an agreement to terminate the tenancy as a condition of renting the property.

Both parties should understand the document before signing it because an executed N11 may allow the landlord to apply to the LTB for an eviction order.

Can a Tenant End a Fixed-Term Lease Through Assignment?

Sometimes.

An assignment occurs when the existing tenant transfers the tenancy to a new tenant. The incoming tenant takes over the rental agreement rather than merely occupying the property temporarily.

If a tenant asks for permission to assign the unit and the landlord refuses the assignment in principle or does not respond within seven days, the tenant may be able to use Form N9 to end the tenancy early.

For most tenancies, the tenant must generally:

Give the N9 within 30 days of requesting permission to assign
Provide at least 30 days’ notice

Special rules and exceptions apply, so tenants should review the current N9 instructions before relying on this option.

If the landlord permits assignment but rejects a particular candidate, the refusal cannot be arbitrary or unreasonable.

Special Rules for Tenants Facing Violence or Abuse

A tenant who fears sexual or domestic violence may be able to end a tenancy with at least 28 days’ notice using Form N15, together with the required supporting documentation.

The termination date does not have to be the final day of a rental period or fixed lease term.

Strict confidentiality requirements apply to this process.

How a Landlord Can Seek to End a Tenancy

A landlord cannot terminate a tenancy simply by asking the tenant to move, sending an ordinary letter or changing the locks.

The landlord must have a legally recognized reason, use the correct LTB form, meet the applicable deadlines and, when required, file an application with the LTB.

The most commonly encountered notices include the following.

N4: Non-Payment of Rent

A landlord may give an N4 Notice to End a Tenancy Early for Non-Payment of Rent when the tenant has not paid the full rent by the due date.

For N4 notices given on or after September 21, 2026, the termination date must generally be at least seven days after the notice is given.

This is a significant change from the longer period that previously applied to many monthly tenancies.

An N4 is a voidable notice. If the tenant pays the required arrears within the permitted period, the notice may become void.

If payment is not made, the landlord may file an L1 application after the termination date. The notice itself does not authorize the landlord to remove the tenant.

N5: Interference, Damage or Overcrowding

An N5 notice may be used for issues such as:

Substantial interference with another person’s reasonable enjoyment
Substantial interference with the landlord’s lawful rights
Negligent or wilful damage
Overcrowding that violates health, safety or housing standards

A first N5 generally gives the tenant an opportunity to correct the problem within seven days. If the behaviour is corrected within that period, the notice may become void.

A second N5 within six months may be treated differently and may not provide another opportunity to correct the issue.

The wording, dates and details of the alleged conduct are important. General statements without specific incidents may be insufficient.

N7: Serious Problems in the Rental Property

An N7 notice may be used in more serious situations, including certain cases involving:

Serious safety concerns
Wilful damage
Illegal activity
Substantial interference in a small building where the landlord also lives

An N7 can involve a shorter notice period and may not provide the tenant with an opportunity to correct the conduct.

Because the consequences can be serious, landlords should ensure that the facts match the legal grounds stated on the form.

N8: Persistent Late Payment or End of Employment

An N8 notice may be used in specific circumstances, including persistent late payment of rent.

Under rules effective September 21, 2026, persistent late payment includes situations where a tenant has paid rent more than seven days after the due date at least three times within a six-month period.

An N8 may also apply when a tenancy was provided because of employment and that employment has ended.

The LTB will consider the facts and circumstances at a hearing. An N8 notice does not guarantee that the tenancy will be terminated.

N12: Landlord’s or Purchaser’s Own Use

An N12 notice may be used when the rental unit is genuinely required for residential occupation by an eligible person, such as:

The landlord
The landlord’s spouse
A qualifying child or parent
The spouse’s qualifying child or parent
A caregiver for an eligible person
A qualifying purchaser or the purchaser’s eligible family member

The person must genuinely intend to occupy the unit for residential purposes for the required period.

The termination date must generally:

Be at least 60 days after the notice is given
Be the final day of a rental period
Not fall before the final day of a fixed-term lease

N12 Compensation Rules After September 21, 2026

For most N12 notices, the landlord must pay the tenant compensation equal to one month’s rent or offer another rental unit acceptable to the tenant.

However, for an N12 given on or after September 21, 2026 for the landlord’s own use, compensation is not required when the notice provides at least 120 days before the termination date and the other legal requirements are satisfied.

This exception does not apply to an N12 given for a purchaser’s own use.

The compensation rules and timing are important. When compensation is required, failure to provide it by the deadline can prevent the LTB from granting the application.

A tenant who receives an N12 may dispute the landlord’s application at an LTB hearing. Alternatively, the tenant may move out before the N12 termination date by providing at least 10 days’ written notice using Form N9.

N13: Demolition, Conversion or Major Renovation

A landlord may use Form N13 when the landlord intends to:

Demolish the rental unit or residential complex
Convert the property to a non-residential use
Complete repairs or renovations so extensive that the tenant must leave and a building permit is required

A desire to update finishes, obtain higher rent or complete minor work is not enough. The work must meet the legal requirements for the reason selected on the form.

The N13 generally requires at least 120 days’ notice, and the termination date must usually be the final day of the rental period or fixed term.

Compensation requirements vary according to:

The reason for the notice
The number of units in the residential complex
Whether the work was ordered by an authority
Whether the tenant exercises a right of first refusal

When the N13 is issued for repairs or renovations, the tenant may have the right to return to the unit after the work is completed at the rent that could lawfully have been charged if the tenancy had continued.

To preserve that right, the tenant must notify the landlord in writing before moving out and keep the landlord informed of any address changes.

For qualifying notices given on or after September 21, 2026, the landlord also has updated obligations to advise the tenant of the expected completion date, any changes to that date and when the unit is ready. The tenant must generally be given at least 60 days to reoccupy the unit after it is ready.

A Notice Is Not the Same as an Eviction Order

Receiving an N4, N5, N7, N8, N12 or N13 does not mean the tenant has already been evicted.

If the tenant does not move out and the parties do not resolve the matter, the landlord normally must:

File the appropriate application with the LTB
Provide evidence supporting the application
Attend a hearing when one is required
Obtain an eviction order
Have the order enforced through the Court Enforcement Office, if necessary

A landlord cannot personally enforce an eviction by changing the locks, removing belongings or shutting off vital services.

Similarly, a tenant should not ignore an LTB notice or hearing document. Missing a deadline or hearing can have serious consequences.

Common Mistakes That Can Invalidate or Delay a Notice

Frequent mistakes include:

Using an outdated or incorrect form
Selecting the wrong legal reason
Miscalculating the termination date
Failing to allow additional time required by the method of service
Including an amount on an N4 that is not rent
Providing vague or incomplete details
Failing to pay required compensation on time
Filing the LTB application too early or too late
Assuming the lease automatically ends
Relying on verbal notice
Changing the locks without an enforceable eviction order
Using an N11 without ensuring that both parties agreed voluntarily

Small technical errors can have large consequences. Always download the latest form and instructions directly from Tribunals Ontario.

Final Thoughts

Ending a tenancy in Ontario is a legal process, not simply a negotiation about a move-out date.

For tenants, proper notice can help prevent unexpected rent liability and disputes. For landlords, following the correct procedure can prevent an application from being dismissed or delayed.

Before signing an agreement, serving a notice or filing an application, confirm:

The legal reason for ending the tenancy
The correct and current LTB form
The required notice period
The correct termination date
The permitted method of service
Whether compensation is required
The applicable filing deadline
Whether professional legal advice is appropriate

Clear communication can help, but it cannot replace the requirements of Ontario law.

If you are preparing to rent out a property, move from a rental home, sell a tenanted property or purchase a property for your own use, understanding the tenancy status early can prevent costly surprises later.

Official Ontario Resources

Forms and procedures can change. Before giving notice or filing an application, always download the latest version directly from an official Ontario source.

Landlord and Tenant Board

Frequently Used Forms

Ontario Government Information

Always verify that you are using the current form and instructions. The correct form, notice period and termination date depend on the reason for ending the tenancy and the specific circumstances.