N11 Form Ontario: How an Agreement to End a Tenancy Works
An N11 is the cleanest way to get vacant possession when you and the tenant agree on a move-out date. Done properly, it is fast and enforceable. Done carelessly, the LTB can set it aside.
Key points
- The N11 is a written agreement signed by both landlord and tenant. It is not a notice you can serve on your own.
- It must state one exact termination date. There is no minimum notice period.
- If the tenant doesn’t move out by that date, you can apply to the LTB with an L3, usually much faster than starting over.
- An N11 signed as a condition of renting the unit is void, and one signed under pressure can be challenged.
The N11, Agreement to End the Tenancy, is a voluntary agreement between a landlord and a tenant to end the tenancy on a specific date. When it is used correctly, it is one of the cleanest ways to get your unit back in Ontario. When it is used incorrectly, or signed under pressure, it can be challenged.
What the N11 is, and what it is not
The N11 is a mutual agreement. Both of you must genuinely agree to end the tenancy and both of you sign. It is not a notice the landlord can serve on a tenant. If a tenant was pressured, misled or did not understand what they were signing, the Board can refuse to enforce it.
| N11 | Landlord notice (e.g. N12, N4) | |
|---|---|---|
| Who signs | Landlord and tenant | Landlord only |
| Minimum notice | None, any date you both agree on | Set by law for each notice |
| Reason needed | No | Yes |
| If tenant stays | L3 application | Full application and hearing |
When landlords use an N11
- Cash-for-keys deals, where you pay the tenant to move out by a set date.
- A tenant wants to leave early and you agree to let them go.
- Formalizing a verbal agreement so it can be enforced.
- Settling a dispute before or at an LTB hearing.
Negotiating cash-for-keys or an early move-out? We draft and review N11 agreements for Ontario landlords.
Book a free 20-minute call →Getting the termination date right
The N11 must state one exact termination date, not a range or "within 30 days". An unclear or missing date can make the agreement unenforceable. The tenant has the right to stay until that date.
Making the agreement hold up
- Give the tenant time to read it and ask questions. Never pressure them to sign on the spot.
- Put any payment, like cash-for-keys, in writing with when it will be paid.
- Have every tenant on the lease sign, and keep a signed copy for each side.
- Do not ask a new tenant to sign an N11 when they rent the unit. That agreement is void.
- Get advice on larger buyouts or when the tenant has a representative.
If the tenant doesn’t move out
A signed N11 is generally binding. If the tenant is still there after the termination date, you can file an L3 application with the Landlord and Tenant Board. This is usually much faster than serving a new notice and waiting for a full hearing. The Board can issue the eviction order without a hearing. Since September 21, 2026, if the tenant then asks the Board to set that order aside, the Board can only do so if it is satisfied that would not be unfair, and it can’t consider changes in the tenant’s circumstances after the N11 was signed. Don’t wait, because the application has a filing deadline shortly after the termination date. If the tenant still doesn’t leave after the order, it is enforced by the Sheriff.
Frequently asked questions
Is an N11 legally binding in Ontario?
Yes, when both landlord and tenant genuinely agree and sign it with a clear termination date. If the tenant does not leave, the landlord can apply to the LTB with an L3.
Can a tenant back out of an N11?
Once signed, an N11 is generally binding. A tenant can still dispute it at the Board, for example if they say they were pressured. Since September 21, 2026, the Board can only set aside an eviction order based on an N11 if that would not be unfair, and changes in the tenant’s circumstances after signing can’t be considered. A fair, well-documented signing still matters.
Does an N11 need 60 days’ notice?
No. There is no minimum notice period. The tenancy ends on whatever date both parties agree to and write on the form.
Can I have a new tenant sign an N11 when they rent the unit?
No. An agreement to end the tenancy signed as a condition of renting the unit is void, with limited exceptions such as some student residences.
Should cash-for-keys terms be in writing?
Yes. Write the amount, when it will be paid and any conditions, such as leaving the unit clean, so there is no dispute later.
About Bita Di Lisi
Bita is the lead paralegal at Stonegate Legal Services and is licensed by the Law Society of Ontario. She represents Ontario landlords at the Landlord and Tenant Board and teaches landlords and investors about notices, LTB timelines and the mistakes that cost months.
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