LTB N12: Notice to End your Tenancy Because the Landlord, a Purchaser or a Family Member Requires the Rental Unit

What the N12 is

The N12 ends a tenancy because the landlord, a purchaser, or a defined close family member (spouse, child, parent, or their spouses, or a caregiver) genuinely intends to move into the unit and live there for at least 12 months.

Key protections: the tenant must get at least 60 days’ notice ending on the last day of a rental period; the landlord must pay one month’s rent compensation (or offer another acceptable unit) before the termination date; and the intention must be in good faith. Bad-faith N12s — where the unit is re-listed or re-rented instead — expose the landlord to a tenant’s T5 application and significant penalties, including fines and paying the tenant’s increased rent for up to a year.

How to fill it out

1. Tick who is moving in — landlord, purchaser, or the specific family member. The person must fit the RTA’s defined list; a sibling, for example, does not qualify.
2. Termination date: at least 60 days out and the last day of a rental period.
3. Pay the compensation (one month’s rent) before the termination date — unpaid compensation is a standard reason L2 applications fail.
4. Sign, serve, keep proof of service.
5. If the tenant stays, file an L2 — it must include a sworn declaration from the person moving in confirming their good-faith intention to occupy for at least 12 months.

For tenants: if you moved out on an N12 and see the unit advertised within 12 months, you can file a T5 — compensation can be substantial.