N13 Notice: When Can a Landlord Evict for Demolition or Major Renovation?
The N13 lets you end a tenancy to demolish, convert or extensively renovate a unit. It comes with long notice, compensation, a right to return and new obligations as of September 21, 2026. Here is what landlords need to know.
Key points
- The N13 needs at least 120 days’ notice, ending on the last day of a rental period or fixed term.
- For renovations, the work must need a building permit and a vacant unit, and a qualified professional’s report must go with the notice.
- Compensation depends on the reason and whether the building has 5 or more units.
- Since September 21, 2026, landlords must keep a returning tenant informed and give 60 days to move back.
An N13 is a no-fault notice. The tenant hasn’t done anything wrong, so the law requires more notice, compensation and, for renovations, the right to come back.
What the N13 covers
- Demolishing the rental unit.
- Converting it to a non-residential use. Converting to a short-term rental like Airbnb doesn’t count.
- Repairs or renovations so extensive they need a building permit and vacant possession.
Painting, new appliances or work that can be done with the tenant in place don’t qualify.
Notice and paperwork
The termination date must be at least 120 days after service and on the last day of a rental period or fixed term. For renovations, the notice must tell the tenant how to exercise their right to return, and include a report from a qualified professional stating the work requires vacant possession. Without that report, the notice is void. Some municipalities also require a licence before you serve an N13 for renovations.
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Book a free 20-minute call →Compensation
| Situation | Fewer than 5 units | 5 or more units |
|---|---|---|
| Demolition or conversion | 1 month’s rent or an acceptable unit | 3 months’ rent or an acceptable unit |
| Renovation, tenant not returning | 1 month’s rent or an acceptable unit | 3 months’ rent or an acceptable unit |
| Renovation, tenant returning | Rent for the work period, up to 1 month | Rent for the work period, up to 3 months |
Compensation must be paid by the termination date. None is required if the work was ordered under another law.
The right to return
For renovations, a tenant who tells you in writing before moving out that they want to return can move back at the rent they would have paid without the interruption. For tenants who give that notice on or after September 21, 2026, you must tell them in writing the estimated completion date, update them if it changes, and tell them when the unit is ready. You must give them at least 60 days to move back. If you don’t, the Board presumes you denied their right of first refusal. Tenants now have two years after moving out, or six months after the work is done, whichever is later, to apply.
At the hearing
You must show you have the necessary permits, or that you have taken all reasonable steps and the permits can’t be issued until the unit is vacant. Your intention must be genuine, and the Board can look at what you do after serving the notice. File the L2 no later than 30 days after the termination date, with details of any N12 or N13 you gave in the past two years.
Bad-faith risk
If the work doesn’t happen within a reasonable time, a former tenant can file a T5 within one year of moving out. Remedies can include rent differences, moving costs, up to 12 months’ rent in general compensation and an administrative fine.
Frequently asked questions
How much notice does an N13 need?
At least 120 days, ending on the last day of a rental period or fixed term.
Do I always pay 3 months’ rent?
No. It’s 3 months for buildings with 5 or more units and 1 month for smaller ones. If the renovating tenant returns, it’s rent for the work period up to those amounts.
What report do I need for a renovation N13?
A report from a qualified professional stating the work requires vacant possession. Without it, the notice is void.
Can the tenant move back after renovations?
Yes, if they told you in writing before moving out, at the rent they would have paid without the interruption.
What changed on September 21, 2026?
Landlords must keep returning tenants informed in writing and give them at least 60 days to move back in.
About Robert Di Lisi
Robert is a paralegal licensed by the Law Society of Ontario and co-founder of Stonegate Legal Services, a landlord-only firm. He leads client intake and speaks at landlord seminars across the GTA. Like the rest of the team, he is a landlord himself.
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