N12 — Landlord / Purchaser Requires the Unit
The "own use" notice — the landlord, their close family, or a purchaser claims they will live in your unit for at least 12 months. The most abused notice in Ontario; bad-faith N12s can cost landlords dearly.
⏰ The deadlines
| Minimum notice | 60 days, ending on the last day of a rental period |
| Compensation | One month's rent (or an acceptable alternative unit) BEFORE the termination date — UNLESS the landlord gave 120+ days' notice ending on the last day of a rental period (2026 change under Bill 60) |
| NEW — 60-day occupancy rule (from Sept 21, 2026) | The person named on the N12 must move in within 60 days of the termination date — if they don't, the law PRESUMES bad faith (O. Reg. 240/26) |
| Your early exit | You may leave sooner with 10 days' written notice (N9) |
| Bad-faith claim after moving out | File a T5 within 1 year of moving out |
💵 Compensation owed to you: One month's rent before the termination date — waived only if the landlord gave 120+ days' notice ending on the last day of a rental period (2026 rule).
🛡️ Defenses & defects to check
- No compensation paid before the termination date → serious defect (unless the landlord gave 120+ days' notice — check the dates)
- From Sept 21, 2026: if the named person doesn't move in within 60 days of your termination date, bad faith is PRESUMED — track the unit after you leave; your T5 case just got much stronger
- Bad-faith indicators: unit re-listed for rent/sale, your rent is far below market, the "family member" story changes, prior N12 history in the building
- The person named must genuinely intend to live there at least 12 months — at the hearing the landlord/family member usually must testify
💡 What the pros know
- You do NOT have to move out by the date on the form — only the LTB can end the tenancy.
- Set listing alerts for your own address; screenshots of a re-listing are T5 gold. Remedies can include the rent difference for a year, moving costs, and general damages up to 12 months of your old rent.
Related forms: N11 — Agreement to End the Tenancy · T5 — Tenant Application: Notice Given in Bad Faith · L2 — Landlord Application: End the Tenancy (Other Notices)
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Open the right toolLegal information for Ontario, not legal advice — verified against official sources but rules change and every case differs. Confirm with the LTB (tribunalsontario.ca), Steps to Justice, or a community legal clinic.