Last Updated: August 24 2026
What are the key legal requirements for an N12 eviction for own use in Ontario when the landlord or a family member plans to move in?
In Ontario, an N12 eviction for own use must comply with the Residential Tenancies Act, 2006, section 48, as the landlord must require possession in good faith for residential occupation for at least one year by the landlord or certain family members, give proper written notice with the termination date at least 60 days after notice is given, and pay the tenant compensation equal to one month’ rent in addition to following any other notice steps; the unit also must be individually owned by an individual landlord. If you are preparing or responding to an N12, Cross Legal Services can help a paralegal review your situation and the paperwork to reduce mistakes that can cause delays or Landlord and Tenant Board disputes, call (289) 443-0675.
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Understanding the Requirements During an N12 Eviction for Own Use By the Landlord or Family Member
It sometimes occurs, and quite common recently that a landlord desires the take back a rental unit to allow either the landlord, a close family member of the landlord, or an buyer who will soon acquire the property, to move into the rental unit. When such a situation arises, the landlord must truly believe and expect that the occupant that is replacing the tenant will reside within the rental unit for one year or more. The law imposes the mandate of a good faith intention that the replacing occupant will stay within the rental premises of at least one-year so to ensure that a landlord refrains from stating a desire to take back the rental unit without a genuine intention to occupy the rental unit; and perhaps does so merely as a guise to evicting the tenant so to replace the tenant with a fresh tenant that is willing to pay a higher rent.
Note: Please contact Cross Legal Services by phone at: (289) 443-0675 to discuss any specific questions that you may have.
The Law
The right to terminate the tenancy, when in good faith, for own use purposes is provided within section 48 of the Residential Tenancies Act, 2006, S.O. 2006, Chapter 17 wherein it is said:
48 (1) A landlord may, by notice, terminate a tenancy if the landlord in good faith requires possession of the rental unit for the purpose of residential occupation for a period of at least one year by,
(a) the landlord;
(b) the landlord’s spouse;
(c) a child or parent of the landlord or the landlord’s spouse; or
(d) a person who provides or will provide care services to the landlord, the landlord’s spouse, or a child or parent of the landlord or the landlord’s spouse, if the person receiving the care services resides or will reside in the building, related group of buildings, mobile home park or land lease community in which the rental unit is located.
(2) The date for termination specified in the notice shall be at least 60 days after the notice is given and shall be the day a period of the tenancy ends or, where the tenancy is for a fixed term, the end of the term.
(3) A tenant who receives notice of termination under subsection (1) may, at any time before the date specified in the notice, terminate the tenancy, effective on a specified date earlier than the date set out in the landlord’s notice.
(4) The date for termination specified in the tenant’s notice shall be at least 10 days after the date the tenant’s notice is given.
(5) This section does not authorize a landlord to give a notice of termination of a tenancy with respect to a rental unit unless,
(a) the rental unit is owned in whole or in part by an individual; and
(b) the landlord is an individual.
Challenges
A failure to abide by the requirements of a proper N12 eviction can give rise to legal challenges accompanied with delays that are troubling for landlords and strife that is disruptive to tenants. To help minimize potential difficulties, focus and effort should be placed upon the adhering to the requirements of proper notice, compensation, good faith, etc.
Explore Eviction Via Form N12 Process Further...
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Conclusion
A landlord wishing to occupy a rental unit for the personal residential purposes of the landlord, or certain family members of the landlord, may issue and serve a Form N12 upon the tenant as the proper legal notice of eviction. The Form N12 must provide at least sixty (60) days notice to vacate the rental unit. Additionally, the landlord must provide the tenant with compensation equal to one (1) month of rent. It is prudent that the landlord will provide the compensation when the tenant vacates and provides keys to the landlord.
NOTE: A considerable number of online searches for “lawyers near me” or “best lawyer in” typically highlight an urgent requirement for skilled legal assistance rather than a particular professional designation. In Ontario, licensed paralegals operate under the same Law Society that governs lawyers and have the authority to represent clients in specific litigation situations. Advocacy, legal evaluation, and procedural expertise are fundamental to this position. Cross Legal Services provides legal representation within its licensed remit, focusing on strategic alignment, evidence preparation, and compelling advocacy designed to secure effective and positive outcomes for clients.
