An N13 ends a tenancy to demolish the unit, do repairs/renovations so extensive the unit must be vacant, or convert it to non-residential use. It needs 120 days' notice, compensation, and (for repairs) a right of first refusal.
Notice period: 120 days · Official form below
Official Form N13
Tribunals Ontario · LTB
Enter your name and email and we'll send the official N13 PDF straight to your inbox — free.
Official LTB form · free · we'll also send you landlord tips. Unsubscribe anytime.
When it applies
You're demolishing the rental unit or the residential complex.
Repairs or renovations so extensive that the unit must be vacant and a building permit is required.
Converting the unit to non-residential use (e.g. commercial).
120 days' notice, ending on the last day of a rental period or the end of the term. Get the required building permits first for repairs/demolition.
For demolition/conversion (and repairs in larger buildings), pay compensation — typically one to three months' rent depending on the building size — or offer another unit.
For renovations, the tenant can give written notice that they want to move back in at the same rent after the work — you must offer it.
If the tenant doesn't leave, apply on Form L2. The Board scrutinises N13s closely to prevent "renovictions".
You don't have to do it alone
Download the real LTB N13 form (above) — emailed to you, ready to fill.
Ask our AI assistant exactly how the N13 works — notice periods, compensation, the L2 step.
Search thousands of decided cases to see how the Board has ruled on similar N13 situations.
LandlordEzy automatically generates the N4 (non-payment) and N1 (rent increase). The N13 is served less often and is more fact-specific, so we give you the form, the guidance and the case law instead.
At least 120 days, ending on the last day of the rental period or term. Add 5 days if served by mail.
An N13 for renovations is only valid if the work genuinely requires the unit to be vacant and requires a building permit. The LTB looks closely at N13s to prevent bad-faith "renovictions", and tenants have a right of first refusal to return.
For demolition or conversion (and repairs in buildings with 5+ units), you generally owe compensation — typically one to three months' rent depending on building size — or an offer of another acceptable unit. Confirm the current rules for your situation.
The automated generators are for the N4 and N1. For the N13 you can download the official form here, use Ask Ezy to understand the permits, compensation and right-of-first-refusal rules, and search LTB orders for similar cases.
General information for Ontario, not legal advice. Notice periods, compensation and the rules around the N13 change and are fact-specific — confirm the current requirements with the LTB or a licensed Ontario paralegal before serving a notice.
From rent collection and the N4, to rent increases with the N1, to screening and records — LandlordEzy is the platform Ontario landlords use to do it themselves.
