N11 Form - Agreement to End Tenancy

What is the N11?

The N11 is not a notice—it’s an agreement. Both the landlord and tenant must sign it voluntarily.

Key points:

• Both parties must agree to end the tenancy
• You can choose any termination date (no minimum notice required)
• No LTB hearing is needed if both parties sign
• The tenant’s signature must be voluntary—no pressure or coercion

When to use the N11

The N11 is appropriate when:

• The tenant wants to move out early
• You’ve negotiated a mutual agreement to end the tenancy
• Both parties want a clean break without going through the LTB
• You’re offering incentives for the tenant to leave (cash for keys)

Important: The tenant must sign voluntarily. An N11 signed under pressure can be challenged at the LTB.

Benefits of the N11

How the N11 works

1. Negotiate the terms

Discuss the end date with your tenant. Consider:

• When can the tenant realistically move out?
• Will you offer any incentives (cash for keys)?
• What about the last month’s rent deposit?

2. Complete the form together

Fill out the N11 with:

• Names of all parties
• Rental unit address
• Agreed termination date
• Date the agreement is signed

3. Both parties sign

Both the landlord and tenant must sign the N11. Each party should keep a copy.

4. Tenant moves out

If the tenant moves out by the agreed date, the tenancy ends. No LTB involvement needed.

5. If tenant doesn’t move

You can file an L3 Application to evict based on the signed N11. This is usually a faster process than other eviction types.

What to include on the N11

1. Rental unit address — Full address of the unit
2. Tenant name(s) — All tenants on the lease
3. Landlord name and address — Your contact info
4. Termination date — The date you both agree on
5. Both signatures — Landlord AND tenant must sign
6. Date signed — When the agreement was made

“Cash for keys” agreements

A common use of the N11 is the “cash for keys” arrangement where:

• You offer the tenant money to move out
• The tenant agrees to leave by a certain date
• Both sign the N11
• You pay the agreed amount (often at move-out)

Tips for cash for keys:

• Get the N11 signed before paying
• Consider paying at move-out after keys are returned
• Put the payment agreement in writing
• Keep the last month’s rent deposit separate from any incentive payment

Generate Your N11 Discussion Email

Use this email to open the conversation about a mutual agreement to end the tenancy.

Tenant protections

Tenants have important protections regarding N11s:

• Voluntary signature required — Cannot be pressured or coerced
• Can set aside the agreement — If signed under duress
• 5 days to cancel — Tenant can cancel an N11 within 5 days if landlord offered no consideration (no incentive payment)
• LTB review — Can challenge if agreement was unfair or pressured

Common mistakes to avoid

❌ Pressuring the tenant — The agreement must be voluntary

❌ Promising things you won’t deliver — Keep your word on any incentives

❌ Missing signatures — Both parties must sign

❌ Paying before move-out — Consider paying when keys are returned

❌ No written record — Keep copies of everything

Get the official form

This guide is for educational purposes only. Consult a paralegal or lawyer for advice specific to your situation.