N13 — Demolition, Major Repairs, or Conversion
The "renoviction" notice. The bar is high: the work must be so major it requires a building permit and vacant possession — cosmetic renovations do not qualify.
⏰ The deadlines
| Minimum notice | 120 days, ending on the last day of a rental period |
| Right of first refusal (repairs/renos) | Tell the landlord IN WRITING before you move out that you want the unit back at the same rent afterward |
💵 Compensation owed to you: Up to three months' rent depending on the reason and building size — plus the right of first refusal for repairs/renovations.
🛡️ Defenses & defects to check
- Ask for the building permit — no permit-level work, no valid N13
- Work that can be done around you (unit occupied) does not justify eviction
- Demolition/conversion in buildings with 5+ units: three months' rent compensation (smaller buildings: one month). For repairs, you also keep the right to return at your old rent
💡 What the pros know
- Exercise the right of first refusal in writing and keep proof — returning at your old rent is often worth more than any compensation.
- If the landlord re-rents to someone else instead of letting you return, that is a compensable breach — get advice fast.
Related forms: N12 — Landlord / Purchaser Requires the Unit · T5 — Tenant Application: Notice Given in Bad Faith
Got this form in your hands?
Snap a photo — the free decoder checks it for the defects listed above and gives you your exact dates.
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.