N13 NOTICE — ONTARIO
Demolition, Conversion & Major Repair Evictions
The N13 is Ontario's most technically demanding landlord notice. One missing permit or a poorly documented scope of work can collapse your entire application. Stonegate prepares and files N13 matters for landlords only — from first assessment to LTB order.
25+
Years Of Experience
3,200+
Landlords Represented
518+
Five-Star Reviews
5,360+
LTB Matters Handled
When Does An N13 Apply?
The N13 covers three distinct grounds under the Residential Tenancies Act. Each has its own compensation rules, notice requirements, and evidentiary standards.
Demolition
The landlord intends to tear down the rental unit or the residential complex. The unit ceases to exist.
- 120-day notice required
- 1 month's rent compensation
- No right of first refusal
- Demolition permit expected at hearing
Conversion
The landlord intends to convert the unit to a non-residential use — an office, retail space, or commercial unit.
- 120-day notice required
- 1 month's rent compensation
- No right of first refusal
- Municipal approval or rezoning documentation
Major Repair / Renovation
Extensive work requiring a building permit that cannot be completed with the tenant in the unit.
- 120-day notice required
- 3 months' rent compensation
- Right of first refusal applies
- Building permit required at hearing
Straight Talk
The "Renoviction" Question — Let's Address It Directly
The word "renoviction" is used to describe landlords who serve N13 notices as a pretext to remove a long-term tenant and re-rent the unit at market rent. Tenants' rights organizations and media use the term regularly — and the LTB hears this argument at nearly every contested N13 hearing.
The Board's response is a high evidentiary bar: you need a genuine scope of work, a real building permit, and evidence that the unit cannot reasonably be occupied while the construction is carried out. A vague plan and a contractor quote will not survive a contested hearing.
Stonegate only acts for landlords with legitimate N13 grounds. We build files designed to withstand scrutiny — because if your tenant retains legal aid, your application will be contested.
Compensation & Right of First Refusal
Mandatory Compensation
Compensation is not optional — it is a legal requirement and must be paid on or before the termination date stated in the N13.
| Demolition | 1 month's rent |
| Conversion | 1 month's rent |
| Major Repair / Renovation | 3 months' rent |
An equivalent alternate unit may be offered in some circumstances in place of cash compensation.
Right of First Refusal (ROFR)
ROFR applies to major repairs and renovations only — not to demolition or conversion.
- Tenant has the right to move back once work is complete
- Landlord must notify the tenant in writing when unit is ready
- Same rent must be charged — no increase allowed on return
- Failure to honour ROFR exposes landlord to a significant compensation order
Stonegate tracks ROFR obligations on every active N13 file.
Our Process
How Stonegate Handles Your N13 File
From project assessment to LTB order — here is what the process looks like.
01
Strategy & Scope Review
We confirm whether your project qualifies under s.37 or s.38, assess compensation and permit obligations, and advise on realistic timelines.
02
Notice Preparation & Service
We prepare the N13 with the correct 120-day termination date (last day of a rental period) and manage proper service on the tenant.
03
L2 Application Filing
We file the L2 application immediately after service to get into the LTB queue, and organize all project documentation and affidavits.
04
Hearing & Order
We confirm permits are in order, address any renoviction defences raised by the tenant, and represent you through to the eviction order.
20 minutes · No obligation · We call you
Who Handles Your N13 File
Not a call centre. Not a junior staffer. Every N13 file is handled by a licensed Ontario paralegal from day one.
At Stonegate Legal Services, your N13 file is worked by our paralegal team throughout — from the initial scope assessment and permit review through to the LTB hearing. We handle the strategy, the paperwork, the permit tracking, and the hearing preparation. We act for landlords only. We have never represented a tenant. That focus is why Ontario landlords keep coming back.
500+
N13 & L2 Files Handled
10+
Years N13 Experience
100%
Landlord Side Only
0
Tenants Ever Represented
Evidence We'll Ask You For
- Building permit (or permit application with confirmed approval timeline)
- Engineering or architect report confirming vacant possession is required
- Contractor quotes or signed renovation contract with scope of work
- Proof of compensation paid or formal written offer to the tenant
- + 6 more items in the full checklist →
N13 Evidence Checklist
NEW
A printable one-pager with every document we'll need before your first call — download it now, fill it out, and bring it to the conversation.
What Ontario Landlords Say
Real landlords. Real results.
★★★★★
"We needed a full gut renovation and our tenant refused to leave voluntarily. Stonegate built the file, handled the L2, and had an order before our contractor was even ready to start."
Patricia M. — Toronto Landlord
★★★★★
"Our building permit came in late and we were panicking. Stonegate knew exactly what to do. They had the documentation organized and the Board accepted the permit at hearing. We got the order."
David K. — Hamilton Landlord
★★★★★
"The tenant's legal aid rep came in hard with the renoviction argument. Stonegate countered everything with the engineering report and contractor testimony. We won."
Raj S. — Mississauga Landlord
Related Services
Other ways Stonegate can help Ontario landlords.
Frequently Asked Questions
N13 questions we hear every week.
SERVING LANDLORDS ACROSS ONTARIO
Ready To Start Your N13?
Book a free 20-minute call. We’ll assess your project, confirm whether an N13 is the right tool, and tell you exactly what we need to get started.
20 minutes · No obligation · Ontario landlords only
