An N13 notice in Ontario is the legal form a landlord must use to end a tenancy because the rental unit is being demolished, converted to a non-residential use, or needs repairs or renovations so extensive that the unit must be vacant. It requires at least 120 days’ written notice, often comes with compensation or a right of first refusal, and only becomes enforceable if the landlord files an L2 application and the Landlord and Tenant Board (LTB) approves it.

Renovations, demolitions, and building conversions are becoming an increasingly common flashpoint between Ontario landlords and tenants — and the notice at the centre of it all is the N13. Sometimes called a “renoviction notice” in the media, the N13 carries some of the strictest documentation and good-faith requirements of any LTB form, precisely because it’s been misused in the past to push out tenants under the guise of renovations.

Whether you’re a landlord planning legitimate work on a property or a tenant who just received one of these notices, understanding exactly what the N13 requires — and what it doesn’t — is essential. Here’s a practical, plain-language breakdown.

What Is an N13 Notice in Ontario?

The N13 is officially titled “Notice to End your Tenancy Because the Landlord Wants to Demolish the Rental Unit, Repair it or Convert it to Another Use.” It’s issued by the Landlord and Tenant Board (LTB), a division of Tribunals Ontario, and falls under the Residential Tenancies Act, 2006 (RTA).

Like other termination notices, the N13 doesn’t end a tenancy on its own. It’s the formal starting point of a process that, if the tenant doesn’t move out voluntarily, requires the landlord to apply to the LTB and prove their case at a hearing. Because this notice is tied to a construction or redevelopment project rather than a tenant’s conduct, the LTB pays especially close attention to whether the stated reason is genuine.

When Can a Landlord Serve an N13 Notice?

An N13 can only be used for one of three specific reasons, each shaded as a separate option directly on the form:

• Reason 1 — Demolition: The landlord intends to demolish the rental unit or the residential complex.
• Reason 2 — Repairs or renovations: The unit must be vacant to complete repairs or renovations so extensive that a building permit is required. Routine maintenance or minor cosmetic work does not qualify.
• Reason 3 — Conversion: The landlord intends to convert the rental unit or complex to a non-residential use, such as commercial space.

A landlord cannot use the N13 for minor repairs, general upgrades, or as a workaround to remove a tenant for unrelated reasons. If the LTB finds the stated project isn’t genuine or imminent — no permits, no contractor engagement, no real timeline — the application can be dismissed and, in serious cases, penalties can follow.

N13 vs. N12: What’s the Real Difference?

These two notices are frequently confused because both can end a tenancy for reasons unrelated to anything the tenant did. The key difference is who’s moving in versus what’s happening to the building:

Feature	N13 Notice	N12 Notice
Used for	Demolition, conversion to non-residential use, or extensive repairs/renovations	Landlord, family member, or purchaser moving into the unit
Basis	Project-based: permits, contractor plans, building scope	Personal/occupancy-based: good-faith intent to move in
Minimum notice period	120 days	60 days
Right of first refusal	Yes, for repair/renovation cases (Reason 2)	No
Compensation	1 or 3 months’ rent, or a comparable unit, depending on building size	One month’s rent, or a comparable unit

In short: N12 is about a person moving in. N13 is about a project happening to the building. Because N13 cases hinge on construction plans and permits, they demand a much more detailed paper trail than an N12.

How Much Notice and Compensation Is Required?

The N13 carries one of the longer notice periods in the RTA framework, along with compensation obligations that scale with the size of the building:

• Minimum notice: At least 120 days before the termination date.
• Termination date rules: Must fall on the last day of a rental period, or the last day of a fixed term if the lease is for a fixed period.
• Mobile home or land lease exception: If the tenant owns a mobile home or land lease home on the site, the landlord must give at least one full year of notice.

Compensation depends on the reason given and the number of units in the residential complex:

Situation	5+ Units in Complex	Fewer Than 5 Units
Demolition or conversion (Reasons 1 & 3)	3 months’ rent, or a comparable unit	1 month’s rent, or a comparable unit
Repairs/renovation, not returning (Reason 2)	3 months’ rent, or a comparable unit	1 month’s rent, or a comparable unit
Repairs/renovation, planning to return (Reason 2)	3 months’ rent, or the rent for the work period — whichever is less	1 month’s rent, or the rent for the work period — whichever is less
Mobile home / land lease home owner	1 year’s rent or $3,000, whichever is less — applies regardless of building size	(same rule applies)

One important exception: a landlord is not required to pay compensation if they were ordered by law to demolish or repair the unit under some other legal authority (for example, a municipal order).

The Right of First Refusal, Explained

If a landlord serves an N13 for Reason 2 (repairs or renovations), the tenant has the right to move back into the unit once the work is finished — at the same rent they were paying before, subject to any lawful increases that would otherwise have applied. This is known as the right of first refusal, and it does not apply automatically.

• The tenant must notify the landlord in writing that they intend to move back in, ideally before vacating the unit.
• The tenant must keep the landlord updated in writing any time their contact address changes, so the landlord can reach them once the work wraps up.
• If a landlord refuses to let a qualifying tenant return, the former tenant can file a T5 application with the LTB, which can result in remedies including repossession of the unit.

This right does not apply to Reason 1 (demolition) or Reason 3 (conversion), since there’s no unit to return to in either case.

How to Properly Serve an N13 Notice

Because N13 cases are so closely scrutinized, precision at the drafting stage matters enormously. Landlords should:

• Select the correct reason and shade it clearly — demolition, repairs/renovation, or conversion.
• Describe the planned work in detail. Vague descriptions invite challenges; specifics about scope, timeline, and contractors strengthen the notice.
• Disclose the permit status accurately, indicating whether permits are already obtained, will be obtained, or aren’t required for the work.
• Set a termination date that respects the 120-day minimum and lines up with the rental period or fixed term.
• Calculate and prepare compensation in advance, since it generally must be paid by the termination date.

Getting any of this wrong — an incomplete work description, a missing permit disclosure, an inaccurate compensation calculation — is one of the fastest ways an N13 application gets challenged or dismissed. Our landlord tenant board paralegal team helps landlords build a notice that holds up to scrutiny from the outset.

What Happens After the N13 Is Served?

If the tenant doesn’t move out voluntarily by the termination date, the landlord must file Form L2 — Application to End a Tenancy and Evict a Tenant — with the LTB.

• The L2 can be filed immediately after the N13 is served — there’s no need to wait for the termination date.
• The application must be filed no later than 30 days after the termination date, or the notice becomes void.
• At the hearing, the landlord must prove the project is real, imminent, and matches what was stated on the notice — the LTB considers permits, contracts, and prior notice history as part of a good-faith assessment.
• If the LTB grants the eviction order, the tenant cannot be required to move out earlier than the termination date in the notice.

Because N13 hearings turn so heavily on documentation, professional rent disputes and arrears recovery support and LTB representation can make the difference between a clean approval and a drawn-out challenge.

Tenant Rights: What to Do If You Receive an N13

An N13 notice can be unsettling, especially given how often the term “renoviction” shows up in the news. Here’s what tenants should know:

• You don’t have to move out on the notice date. Only an LTB order can end your tenancy, and you can stay until that hearing happens.
• You can challenge the notice. If you don’t believe the project is genuine, that it requires you to vacate, or that a permit is actually needed, you can raise this at the hearing.
• You’re likely owed compensation. Confirm the correct amount based on your building size and the reason given, and make sure it’s paid by the termination date.
• Protect your right of first refusal in writing. If the notice is for repairs or renovations and you want to return, put that intention in writing before you move out.
• Document everything. Keep the notice, any related emails, and photos or notes about the unit’s condition in case the reason given is ever disputed.

Common Mistakes Landlords Make With the N13 Notice

Because N13 cases attract close scrutiny, small missteps carry outsized consequences. The most frequent issues we see include:

• Serving an N13 for work that doesn’t actually require a permit or vacant possession
• Vague or incomplete descriptions of the planned work
• Miscalculating compensation based on the wrong building size or reason
• Failing to honour a tenant’s right of first refusal after renovations are complete
• Re-renting or advertising the unit in a way that contradicts the stated reason — a common trigger for bad-faith findings
• Missing the 30-day window to file the L2 application after the termination date

Each of these can delay a legitimate project by months or expose a landlord to a bad-faith claim. Our landlord paralegal services in Toronto are built to catch these issues before they become costly setbacks.

Why Work With a Paralegal for Your N13 or LTB Matter?

N13 cases are among the most document-heavy and closely reviewed matters that come before the LTB. A licensed paralegal who regularly handles these files can help with:

• Confirming which reason and notice type actually fits your project
• Coordinating permits, contractor letters, and other proof of a genuine plan
• Calculating and documenting compensation correctly
• Managing the right of first refusal process for repair and renovation cases
• Representing landlords or tenants at the LTB hearing

Legal Edge supports both landlords and tenants across the GTA, including eviction and LTB matters in Mississauga, landlord paralegal services in Richmond Hill, and broader paralegal services for landlord-tenant disputes in Toronto. We also assist Mississauga landlords and tenants through our Mississauga paralegal services team.

Frequently Asked Questions About the N13 Notice Ontario

Does an N13 notice mean I have to move out immediately?

No. The N13 only starts the process. You’re only required to move out if the LTB later issues an eviction order following a hearing, and even then, not before the termination date.

How much notice does a landlord have to give with an N13?

A minimum of 120 days, aligned with the end of a rental period or fixed term. Mobile home and land lease home owners must receive at least one year’s notice.

Can my landlord evict me for minor repairs?

No. The N13 can only be used when repairs or renovations are extensive enough to require a building permit and require the unit to be vacant. Minor or cosmetic work does not qualify.

Am I entitled to compensation if I receive an N13?

In most cases, yes — either one or three months’ rent (depending on building size and reason) or a comparable unit, unless the work was ordered under another law.

Can I move back into my unit after renovations are complete?

If the notice was issued for Reason 2 (repairs/renovations), you have a right of first refusal to move back in at your previous rent — but you must notify your landlord in writing that you intend to return.

What’s the difference between an N13 and an N12?

An N12 is used when the landlord, a family member, or a purchaser intends to move into the unit. An N13 is used for demolition, conversion, or extensive repairs to the building itself.

Do I need a paralegal to handle an N13 or L2 application?

It isn’t legally required, but given how closely the LTB scrutinizes N13 cases for good faith, working with a paralegal experienced in LTB procedures significantly improves the odds of a smooth, defensible process.

Get Help With Your N13 Notice or LTB Matter Today

N13 cases carry real stakes on both sides — landlords need a defensible, well-documented file to move a legitimate project forward, and tenants need to know their compensation and return rights are protected. Either way, the details matter far more than they might first appear.

Legal Edge’s licensed paralegal team works with landlords and tenants throughout Toronto, Mississauga, and Richmond Hill on N13 notices, L2 applications, and the full range of LTB proceedings. Book a consultation today and let’s put your case on solid ground before it ever reaches a hearing room.

This article is intended for general informational purposes only and does not constitute legal advice. For guidance specific to your situation, please consult a licensed paralegal or legal professional.