Ontario landlords who need to demolish, convert, or extensively renovate a rental unit must follow a very specific process under the Residential Tenancies Act. The N13 notice is required — but it comes with tenant protections that landlords often underestimate.
What the N13 Is For
The N13 Notice to End a Tenancy covers three situations: demolition of the rental unit, conversion of the unit to a non-residential use, and major repair or renovation that requires a building permit and requires the unit to be vacant. If the renovation does not require a permit or can be done with the tenant in place, the N13 does not apply.
The 120-Day Notice Period
Unlike the N12, which requires 60 days notice, the N13 requires at least 120 days notice and the termination date must fall on the last day of a rental period. This long notice period reflects the severity of displacing a tenant for renovation or demolition.
Compensation Requirements
Tenants evicted under an N13 are entitled to compensation of at least 3 months’ rent. For demolition and conversion, this is the minimum — and the LTB can award more in some circumstances. This is in addition to whatever relocation costs the tenant incurs.
Right of First Refusal
For major renovations — not demolition or conversion — tenants have the right to move back into the unit after the work is completed, at the original rent they were paying. Landlords must offer this in writing. Failing to honour right of first refusal is an LTB violation.
Proving the Renovation Requires Vacant Possession
At an LTB hearing on an N13, the landlord must establish that the work genuinely requires the unit to be vacant and requires a building permit. A fresh coat of paint or updated appliances does not qualify. Have your permits and contractor scope of work ready.
What Comes Next
N13 applications are among the most litigated at the LTB. Stonegate helps landlords navigate the process correctly. Book a free call at https://calendly.com/stonegatelegalservices/20min.
▶ Watch: N12 – Landlord or Purchaser’s Own Use of Property
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