N13 Notice Template - Demolition, Conversion or Repairs

When to use the N13

You can serve an N13 notice when you intend to:

• Demolish the rental unit or residential complex
• Convert the unit to non-residential use
• Perform extensive repairs or renovations that require the unit to be vacant

Important: You must have all required permits and approvals before serving this notice.

Requirements before serving N13

For demolition or conversion:

• Obtain all necessary municipal permits
• Have approval from any relevant authorities

For repairs/renovations:

• The work must be so extensive that vacant possession is required
• You must have building permits where required
• Minor repairs don’t qualify—tenant doesn’t need to move out for normal maintenance

Notice period and compensation

Compensation options

Option 1: Pay the tenant 3 months’ rent by the termination date

Option 2: Offer another acceptable rental unit (must be acceptable to the tenant)

Right of first refusal: For renovations, tenant may have the right to return to the unit at the same rent once work is complete

How the N13 works

1. Obtain permits

Get all required building permits and municipal approvals first.

2. Serve the notice

Give tenant at least 120 days’ notice with proper termination date.

3. Pay compensation

Pay 3 months’ rent (or offer alternative unit) by termination date.

4. If tenant doesn’t move

File an L2 Application with the LTB. Be prepared to show permits and legitimate plans.

5. Complete the work

After vacant possession, complete the demolition, conversion, or renovations.

Key timelines

What to include on the N13

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. Reason — Demolition, conversion, or repairs (check correct box)
5. Details of work — Description of what you’re doing
6. Termination date — At least 120 days, last day of rental period
7. Compensation method — How you’ll pay 3 months’ rent
8. Permit information — Reference your permits
9. Signature and date — Sign and date the notice

Right of first refusal (renovations)

If you’re renovating (not demolishing or converting), the tenant has a right of first refusal to return:

• You must offer the tenant the right to move back in
• Rent must be the same as before (subject to guideline increases)
• You must give the tenant reasonable notice when the unit is ready
• This right doesn’t apply to demolition or conversion

Generate Your N13 Cover Email

Create a professional email to accompany your N13 notice.

Common mistakes to avoid

❌ No permits — Must have permits before serving notice

❌ Insufficient notice — Must be at least 120 days

❌ Not paying compensation — 3 months’ rent is mandatory

❌ Work doesn’t require vacant possession — Minor repairs don’t qualify

❌ “Renoviction” tactics — Bad faith renovations face severe penalties

Get the official form

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