Most Ontario landlords who serve an N12 are surprised by how long the process takes. From serving the notice to getting vacant possession, you are looking at months — sometimes over a year — depending on the LTB backlog, whether the tenant disputes, and how well the notice was prepared.
What the N12 Actually Starts
The N12 Notice to End a Tenancy is used when a landlord, a family member, or a purchaser of the property needs to move in. Serving the N12 is just the first step. The tenant has 60 days to vacate — and if they do not leave, you must file an L2 application with the LTB before anything else can happen.
Ontario Landlord Representation
Stonegate handles LTB notices and applications for Ontario landlords — flat fee, landlord-only. We represent landlords in Toronto, Brampton, Mississauga, Hamilton, Barrie, Oakville, Vaughan, Markham, Richmond Hill, Burlington, Ajax, Pickering, and Oshawa.
The 60-Day Waiting Period
Once served, the termination date on the N12 must be at least 60 days from the date of service and must fall on the last day of a rental period. If either requirement is wrong, the notice can be voided at a hearing. This is one of the most common errors we see on landlord-prepared N12s.
Filing the L2 and Waiting for a Hearing
If the tenant does not leave, you file an L2 with the LTB. Given current backlogs, a hearing can be scheduled anywhere from 3 to 12 months later depending on your region. If the tenant requests an adjournment or disputes the application, the timeline extends further.
Already dealing with this situation?
Stonegate handles LTB notices and applications for Ontario landlords — flat fee, no surprises. We’re landlords too.
After the Hearing: The Order and Enforcement
If the LTB grants the eviction order, the tenant typically has 11 days to vacate before you can request Sheriff enforcement. If they still do not leave, you contact the Court Enforcement Office and pay the enforcement fee. Sheriff scheduling can add additional weeks.
Total Timeline: What Landlords Should Expect
Best case — tenant leaves voluntarily after the 60-day period — the process is relatively fast. Contested case: expect 6 to 18 months from service to vacant possession. Knowing this upfront helps you decide whether the LTB route or a cash-for-keys negotiation makes more sense for your situation.
Stonegate Legal Services
Dealing With a Tenant Problem?
We handle LTB notices and applications for Ontario landlords — flat fee, no surprises. We are landlords too, so we know exactly what you are dealing with.
