Ontario landlords often know they need to serve a notice — but they’re not always sure which one. The N4 and N12 are two of the most commonly used LTB notices, and they serve completely different purposes. Confusing them can void your application entirely.

The N4: Non-Payment of Rent

The N4 notice is used when a tenant has failed to pay rent. It gives the tenant 14 days to pay the outstanding amount in full or vacate the unit. If the tenant pays in full within that window, the notice is void. The N4 is specifically about money owing.

The N12: Personal Use, Family Use, or Property Sale

The N12 notice is used when a landlord, a member of their immediate family, or a purchaser of the property requires the unit for their own residential use. This has nothing to do with unpaid rent. Key differences: the N12 requires 60 days’ notice, the tenant must receive compensation equal to one month’s rent, and the landlord or family member must genuinely intend to move in.

How to Know Which One You Need

• Tenant hasn’t paid rent: N4
• You or a family member needs to move in: N12
• You’ve sold the property and the buyer needs to live there: N12
• Chronic late payment: N8
• Demolition or major renovation: N13

The Cost of Serving the Wrong Notice

The LTB will dismiss an application based on an incorrect notice, meaning you start the process over from day one. In a market where LTB scheduling takes months, that’s a costly mistake. Stonegate Legal Services handles landlord notices and LTB applications for Ontario landlords. Book a free discovery call before you serve anything.