Who qualifies
The landlord themselves, the landlord's spouse, the landlord's child, the landlord's parent, the landlord's spouse's child, the landlord's spouse's parent, or a caregiver for any of the people on this list.
GTA Rental Guide
N12 eviction notices in Ontario: landlord's own use, explained
An N12 notice lets a landlord end a tenancy so they, or one specific family member, can move into the unit themselves. It comes with real rules most tenants aren't told about: a narrow definition of which family members actually qualify, a minimum notice period, and a compensation requirement the landlord has to satisfy before the LTB will even issue an eviction order.
General information only, not legal advice. If you've received an active N12, the timeline matters - talk to a paralegal, a lawyer, or the Landlord and Tenant Board directly before you act on anything here.
N12 snapshot
Know the rules before you respond.
Minimum notice60 days
Standard compensation1 month's rent
Minimum occupancy1 year
Narrow family definitionBad faith = T5 claim12-month filing windowUp to 12 months' rent in remedies
Direct Answer
What is an N12 notice and when can a landlord use it?
An N12 is the notice of termination a landlord uses to end a tenancy for their own use, or for the use of one specific qualifying family member (see below) - not for renovations, not for selling the unit outright, and not for any reason short of genuinely intending to occupy it. The landlord or qualifying family member must intend to live in the unit for at least one year, and has to give at least 60 days' notice, with the termination date falling on the last day of a rental period or the end of a fixed term. Right now, every N12 - regardless of notice length - requires the landlord to compensate the tenant one month's rent or offer a comparable unit, due by the termination date; the LTB won't issue an eviction order until that's paid. A Bill 60 change to that compensation rule is coming but isn't in force yet - covered in full below.
What Is N12
What is an N12, and when can a landlord actually use one?
An N12 (Notice to End your Tenancy Because the Landlord Wants to Use the Unit) is specific to one situation: someone connected to the landlord genuinely intends to move into the unit themselves. It's not a tool for general renovations, unit conversions, or demolition - those go through a different notice, an N13, with its own separate rules and its own separate compensation framework. If your notice cites construction, repairs, or a change of use rather than someone actually moving in, you likely received the wrong form, or a form that doesn't match the stated reason.
The occupancy has to be genuine, not a formality. The landlord or qualifying family member has to actually intend to live in the unit for at least one year. A landlord can't legally serve an N12, get the tenant to move out, and then re-list the unit for rent at a higher price within that year - that's exactly the bad-faith pattern the T5 process (covered below) exists to catch. Minimum notice is 60 days, and the termination date on the notice has to land on the last day of a rental period (for month-to-month tenancies) or the end of the fixed term in a lease.
Family Members
Who actually counts as a qualifying family member?
Who doesn't qualify
Siblings, extended family (grandparents, aunts, uncles, cousins, in-laws beyond a spouse's child or parent), friends or roommates of the landlord, and any corporation or numbered company - a corporate landlord cannot use an N12 for "personal" use at all.
This list is narrower than most tenants - and some landlords - assume. If your N12 names anyone outside this list, it doesn't meet the legal requirement, and that's worth raising directly, ideally with a paralegal or through the LTB.
Compensation
What compensation is a landlord required to pay?
Current rule
Right now, every N12 comes with the same compensation requirement, no matter how much notice the landlord gives: one month's rent, or another rental unit acceptable to the tenant, due by the termination date on the notice. Per the Landlord and Tenant Board's own Interpretation Guideline 12, the LTB will not issue an order ending the tenancy unless the landlord has satisfied this obligation first.
Coming, not yet in force
Bill 60 introduces an exception to this: a landlord who gives at least 120 days' notice - instead of the 60-day minimum - would no longer owe the one-month compensation, as long as the termination date still falls on the last day of a rental period or the end of a fixed term. This is not in force yet. The date most commonly cited for it to take effect is September 21, 2026, based on legal-clinic and industry sources tracking the rollout - Tribunals Ontario's own operational update (June 30, 2026) confirms only "September 2026" generally, without naming a specific day or naming the N12 provision directly. If you're dealing with an active N12 anywhere near that date, confirm the current status directly at tribunalsontario.ca before assuming which rule applies - see our Bill 60 tenant changes guide for the fuller staged-rollout picture.
Bad Faith
What if you suspect your landlord isn't acting in good faith?
1
File a Form T5 - Tenant Application for Compensation for Landlord's Bad Faith Notice to End a Tenancy - with the LTB. This is a separate application from anything related to the original N12 eviction itself.
2
You have up to 12 months after you moved out to file, so acting quickly isn't a barrier if you're still gathering evidence.
3
Evidence that helps: the unit being re-listed for rent, sold instead of occupied, or occupied by someone who doesn't match the notice's named qualifying family member, especially within that first year.
4
If the LTB finds bad faith, remedies can include an order for the landlord to pay compensation up to 12 months' rent, on top of any administrative penalties the LTB imposes separately.
For the broader rules landlords have to follow beyond eviction notices - deposits, entry, rent increases - see our Ontario tenant rights guide.
Next Step
Know where you stand before you respond
Whether you're weighing whether to challenge an N12 or just want a clearer picture of your rights as a tenant, see our Ontario tenant rights guide for the rules that apply beyond eviction notices, or use the Key to GTA Rental Readiness tool if this notice means you're already planning your next rental.
Free readiness check
It takes a few minutes and gives you a clearer view of where your application is strong, what may need work, and what to prepare next.
Start Rental ReadinessFAQ
N12 eviction notice FAQ
General information only, not legal advice - if you've received an active N12, talk to a paralegal, a lawyer, or the Landlord and Tenant Board directly.
What is an N12 notice?
An N12 is the notice a landlord uses to end a tenancy so they, or one specific qualifying family member, can move into the unit themselves for at least a year. It requires at least 60 days' notice and, right now, one month's compensation or a comparable unit - regardless of how much notice is given.
Can my landlord evict me to sell the property?
No - not with an N12. Selling a property isn't valid N12 grounds on its own. The only way a sale connects to an N12 is if the purchaser is an individual (not a corporation) who genuinely intends to move in themselves or a qualifying family member, using the same narrow family definition and one-year minimum occupancy that applies to any other N12.
What if my landlord doesn't actually move in?
That's the core bad-faith scenario the LTB's T5 process exists for. If the landlord or named family member doesn't move in and stay for at least a year - or the unit gets re-rented, sold, or occupied by someone who doesn't qualify - you can file a Form T5 within 12 months of moving out. If the LTB finds bad faith, remedies can include compensation up to 12 months' rent plus administrative penalties.
How much compensation am I owed?
Right now, one month's rent or a comparable unit, regardless of how much notice you were given - due by the termination date, and the LTB won't order your eviction until it's paid. A Bill 60 change would exempt landlords who give at least 120 days' notice from this requirement, but it isn't in force yet as of this writing; confirm current status at tribunalsontario.ca before assuming which rule applies to your notice.