LTB N13: Notice to End your Tenancy Because the Landlord Wants to Demolish the Rental Unit, Repair It or Convert It to Another Use

What the N13 is

The N13 applies when the landlord intends to demolish the unit, convert it to non-residential use, or do repairs or renovations so extensive that the unit must be vacant (and a building permit is required). Tenants must get at least 120 days’ notice ending on the last day of a rental period.

Tenant protections are significant: compensation is owed (the amount depends on the ground and the size of the building), and for major repairs the tenant has a right of first refusal to move back in at the same rent once the work is done, if they tell the landlord in writing before moving out. “Renovictions” done in bad faith attract heavy penalties, and recent legislative changes have tightened the rules further — this is a notice where both sides should get advice.

How to fill it out

1. Tick the reason — demolition, conversion, or repairs/renovation requiring vacant possession.
2. Termination date: at least 120 days out, ending on the last day of a rental period.
3. For repairs/renovation, be prepared to show the building permit (or that one has been applied for) at the LTB — an N13 without genuine permit-level work behind it will fail.
4. Compensation: confirm what is owed for your situation and building size, and pay it before the termination date.
5. Sign, serve, keep proof. If the tenant wants to return after renovations, they must give written notice before vacating — landlords should keep that letter with the file.
6. If the tenant does not leave, the landlord files an L2 application.