If you are a landlord in Ontario, your filing cabinet is likely full of "N" forms. But using the wrong one—or checking the wrong box—can result in your case being thrown out by the Landlord and Tenant Board (LTB) after months of waiting.
At GTALandlord.ca, we see landlords mix these up constantly. Here is your plain-English guide to the four most critical forms you need to know.
1. N4: The "Non-Payment of Rent" Notice
This is likely the first form you will ever use. It is strictly for when the tenant has not paid rent by the due date.
The Deadline: You can serve this the day after rent is due.
The "Void" Period: The tenant has 14 days (for monthly tenancies) to pay all arrears. If they pay everything within this window, the notice is void—it’s like it never happened.
The Trap: You cannot lock the tenant out after 14 days. If they don't pay and don't leave, you must file an L1 Application with the LTB to get an eviction order.
Pro Tip: Never wait "to be nice." Serve the N4 immediately when rent is late. It starts the legal clock, even if you hope they pay eventually.
2. N8: The "Persistent Late Payment" Notice
Many landlords confuse this with the N4. Use the N8 when the tenant does pay, but is habitually late.
The Goal: You aren't evicting them for owing money right now; you are evicting them because their pattern of lateness is damaging your business.
The Proof: You need a detailed ledger showing a long history (usually 6-12 months) of late payments.
The Difference: unlike the N4, the tenant cannot "void" this notice by paying rent. The issue isn't the money; it's the timing.
The Notice Period: You must give 60 days' notice, and the termination date must align with the end of a rental period (usually the last day of the month).
3. N12: The "Personal Use" Notice
This is the "Owner Moving In" form. It is heavily scrutinized by the LTB due to abuse, so you must follow the rules perfectly.
Who Can Use It: You, your spouse, child, or parent (or a caregiver for them). You cannot use this if the property is owned by a corporation.
The Compensation: You must pay the tenant one month’s rent (or offer another acceptable unit) by the termination date. If you forget this payment, your application will be denied.
The Commitment: The person moving in must intend to live there for at least one year. If you re-rent or sell the unit shortly after, the tenant can sue you for "bad faith" (up to $35,000+).
Notice Period: 60 days, ending on the last day of a rental period.
4. N11: The "Mutual Agreement" to End Tenancy
This is the "Gold Standard" of ending a lease because it is voluntary.
How It Works: You and the tenant both agree to end the tenancy on a specific date. No reasons required.
Why Landlords Love It: It cuts through the red tape. If the tenant signs an N11 but doesn't leave, you can get an "ex parte" (immediate) eviction order without a hearing.
The "Cash for Keys" Reality: Tenants rarely sign this for free if they have cheap rent. This form is often used in "Cash for Keys" deals where the landlord pays the tenant to leave voluntarily to avoid the months-long N12 process.
Which Form Do I Need?
Tenant didn't pay rent? N4
Tenant pays, but always late? N8
You want to move back in? N12
You both agree to part ways? N11
Don't Let a Typo Cost You Months of Rent
One wrong date or misspelled name can void these notices legally. If you are dealing with a difficult tenant or a complex eviction, don't guess.
Need professional help managing your tenants or navigating the LTB?
Contact the experts at GTALandlord.ca today.
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