N12 Notice — Personal, Purchaser & Caregiver Use
N12 Notice Ontario — Personal, Purchaser & Caregiver Use
LTB representation. Flat fees. Landlord-only. Fast turnaround.
Your property is needed for personal use. Stonegate prepares the N12 notice correctly, files the L2 application, and represents you at the LTB hearing. Flat fee. We do not act for tenants.
25+
Years of experience
3,200+
Landlords represented
518+
Five-star reviews
5,360+
LTB matters handled
N12 Notice — Personal, Purchaser & Caregiver Use
One error on your N12 voids the notice — we get it right the first time
An N12 Notice to End a Tenancy is served when a landlord, their family member, or a purchaser requires the rental unit for personal use. The notice must state the correct termination date — at least 60 days from service, landing on the last day of a rental period — and the landlord must pay the tenant compensation equal to one month’s rent on or before that date. A single error — wrong date, missing compensation, or an incorrect designation — voids the notice entirely and resets your timeline.
Not sure whether you need a lawyer or a paralegal? Read our Paralegal vs. Lawyer guide. See How It Works to understand the full Stonegate process.
Stonegate prepares and serves N12 notices for landlords across Ontario every week. We know what adjudicators look for, what mistakes void the notice, and how to file the L2 application that follows so nothing delays your hearing date.
New Law — Effective September 21, 2026
Bill 60 Changes N12 Compensation — Here's What That Means For You
Under Bill 60, if you serve an N12 with a 120-day termination date (instead of the standard 60 days), you are no longer required to pay one month's compensation. This is the biggest change to N12 law in years — and most landlords haven't heard about it yet.
Stonegate handles both the standard 60-day route and the new 120-day compensation-free route. We'll tell you which one makes more sense for your situation — book a free call.
When Does A Landlord Need An N12?
An N12 is the right form when you're ending a tenancy so the unit can be occupied for personal use. Here are the four qualifying scenarios under the Residential Tenancies Act.
Owner Moves In
You (the landlord) intend to move into the unit and occupy it as your principal residence. You must genuinely intend to live there — bad faith findings carry serious penalties.
Family Member Moves In
A qualifying family member — spouse, child, parent, or parent's spouse — requires the unit for their own residential use. A signed declaration from that person is required.
Purchaser Requires the Unit
You have sold the property and the purchaser (or their family member) requires vacant possession for personal occupancy. You must have a firm Agreement of Purchase and Sale in place.
Caregiver Moving In
A caregiver is needed to provide live-in care for you, the owner, your spouse, a child, or a parent — and that caregiver requires the unit to fulfill that role.
Not sure if your situation qualifies? The wrong form wastes months and costs you money. Our paralegals confirm eligibility on the first call — at no charge.
Landlord-only
Never tenants. Ever.
We’re landlords too
We own rentals ourselves.
Flat-fee pricing
Quoted before you sign.
24-hour response
Answered in 1 business day.
“From start to finish, professionalism and responsiveness exceeded expectations. Andrew took the time to explain everything clearly and made a stressful situation much easier to navigate.”
— Ontario Landlord
Our Process
How It Works
What happens if you choose to hire us?
01
Free Discovery Call
A short, no-obligation call. You tell us what your matter is. We tell you your options and what to expect.
02
Notice Preparation & Service
If you hire us, we prepare the correct notice and handle the service in compliance with LTB requirements. One error restarts the clock.
03
LTB Application & Evidence
We file your application and compile your evidence package. Nothing gets missed before your hearing date.
04
LTB Hearing Representation
We attend your hearing, present your evidence, and advocate on your behalf. We represent you anywhere in Ontario.
05
Post-Order Support
We walk you through sheriff enforcement and, where applicable, pursuing outstanding rent through garnishment.
WATCH & LEARN
N12 Notice Ontario: Mistakes That Get Landlord Applications Thrown Out
Filing an N12 the wrong way can get your application dismissed at the Landlord and Tenant Board. Here's what landlords need to get right — whether you're moving in yourself, housing family, buying with vacant possession, or bringing in a caregiver.
Who Handles Your N12 File
Not a call centre. Not a junior staffer. Every N12 file is handled by a licensed Ontario paralegal from day one.
At Stonegate Legal Services, your file stays with our paralegal team throughout — from eligibility review to serving the notice, filing the L2, and representing you at the LTB hearing. We know the evidentiary requirements, the most common reasons N12 applications are dismissed, and exactly how to position your case for success.
We act for landlords only. We have never represented a tenant. That focus is why Ontario landlords keep coming back.
500+
LTB Applications Filed
10+
Years Landlord-Tenant Law
100%
Ontario Landlords Only
0
Tenants Ever Represented
Evidence We'll Ask You For
- Signed N12 notice with correct 60 or 120-day termination date
- Declaration or affidavit from the person requiring the unit
- Proof of relationship (for family-use claims)
- Agreement of Purchase & Sale (for purchaser-use claims)
+ 7 more items in the full checklist →
N12 Evidence Checklist
NEW
A printable one-pager with every document we'll need before your first call — download it now and come prepared.
What Ontario Landlords Say
Real landlords. Real N12 results.
“I needed the unit back for my daughter and had no idea where to start. Robert walked me through every step, filed the paperwork, and the tenant was out within three months. Completely professional.”
Maria T. — Toronto Landlord
“We were selling and the purchaser needed vacant possession. Stonegate handled the N12 fast, explained the declaration requirements, and we closed on time. Worth every penny.”
David K. — Mississauga Landlord
“The tenant hired a paralegal to fight the N12. Robert prepared everything properly — the LTB granted the eviction at the first hearing. I could not have done this alone.”
Priya S. — Brampton Landlord
Where We Serve
We serve landlords across all of Ontario
We represent landlords throughout Ontario.
BarrieMarkhamVaughanOshawaWindsorBurlingtonOakville
Frequently Asked Questions
N12 Notice Questions
Do you handle N12 notices for landlords across Ontario?
Yes. We file LTB applications for Ontario properties regularly. Toronto cases go through the LTB regional office, and we file there routinely.
What is your fee structure?
We charge flat fees, quoted upfront before you sign. The fee covers the notice, filing, and hearing representation for your matter type.
Do you represent tenants?
No. We are a landlord-only firm. We never represent tenants, which means our advice is never diluted by conflicts of interest.
How long does an N12/L2 matter take in Ontario?
Timelines vary by application type. Non-payment N4/L1 matters tend to move faster than conduct or own-use applications. We’ll give you realistic timelines when we review your file.
Can I book a free consultation?
Yes. We offer a free 20-minute call to review your situation and tell you whether we can help. Use the button below to book.
Related Services
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