N12 Notice Template - Personal or Family Use
Step-by-step guide to the N12 Notice to End Tenancy for landlord's own use. Includes requirements, compensation rules, and what happens next.
Notice to End Tenancy for Landlord's Own Use
Use this notice when you or a family member intends to move into the rental unit.
When to use the N12
You can serve an N12 notice when:
- You want to live in the unit
- Your spouse wants to live in the unit
- Your child or parent wants to live in the unit
- Your spouse’s child or parent wants to live in the unit
- A caregiver for any of the above needs to live in the unit
- A purchaser (in good faith) wants to occupy the unit
Important: You cannot use N12 just to get a tenant out. The person must genuinely intend to move in.
Key requirements
1. Good faith requirement
The person named on the N12 must genuinely intend to move into the unit for at least one year. “Bad faith” evictions (where you don’t actually move in) can result in significant penalties.
2. Compensation required
You must pay the tenant compensation equal to one month’s rent. This must be paid:
- By the termination date on the notice, OR
- By agreeing to give the last month’s rent deposit to the tenant
3. Minimum notice period
The termination date must be:
- At least 60 days from when the notice is served
- The last day of a rental period (e.g., if rent is due on the 1st, termination is the last day of a month)
How the N12 works
1. Serve the notice
Give the tenant the N12 with proper termination date and compensation details.
2. Pay compensation
Pay one month’s rent to the tenant by the termination date.
3. If tenant doesn’t move
File an L2 Application with the LTB. You’ll need to attend a hearing where you may need to testify about your genuine intention to occupy.
4. Move in
You (or the named person) must move in and live there for at least one year.
Key timelines
| Step | Timeline |
|---|---|
| Notice period | Minimum 60 days |
| Must end on | Last day of rental period |
| Compensation due | By termination date |
| Must move in after eviction | Within reasonable time |
| Must occupy for | At least 1 year |
Who can you name on the N12?
| Relationship | Eligible? |
|---|---|
| Yourself | ✓ Yes |
| Your spouse | ✓ Yes |
| Your child | ✓ Yes |
| Your parent | ✓ Yes |
| Your spouse’s child | ✓ Yes |
| Your spouse’s parent | ✓ Yes |
| Caregiver for above | ✓ Yes |
| Sibling | ✗ No |
| Grandparent/grandchild | ✗ No |
| Friend | ✗ No |
What to include on the N12
- Rental unit address — Full address of the unit
- Tenant name(s) — All tenants on the lease
- Landlord name and address — Your contact info
- Who will move in — Your relationship to them
- Termination date — At least 60 days, last day of rental period
- Compensation declaration — How you’ll pay the one month’s rent
- Signature and date — Sign and date the notice
Generate Your N12 Cover Email
Create a professional email to accompany your N12 notice. Fill in your details step-by-step.
N12 Notice Email Generator
Answer a few questions and get a professional email ready to send with your N12 notice.
Bad faith evictions
The LTB takes “bad faith” N12s very seriously. If you serve an N12 but don’t actually move in:
- Tenant can file a T5 Application against you
- Fines of up to $50,000 (individual) or $250,000 (corporation)
- Tenant may be entitled to:
- Return to the unit
- Compensation for moving costs
- Rent differential for up to 1 year
- General compensation
Common mistakes to avoid
❌ Wrong termination date — Must be 60+ days AND last day of rental period
❌ Not paying compensation — Required by law before termination date
❌ Ineligible family member — Only specific relatives qualify
❌ Not moving in — Serious legal consequences for bad faith
❌ Renting out again too soon — Must occupy for at least 1 year
Get the official form
Always use the official form from the LTB website.
Download N12 from LTB →This guide is for educational purposes only. Consult a paralegal or lawyer for advice specific to your situation.