Notice Tenants Receive

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

A notice a landlord gives when they say the unit will be demolished, needs repairs so major that it must be empty, or will be converted to a non-residential use. This is the notice at the centre of most 'renoviction' situations.

OntarioLast reviewed: 2026-07-15Under review

Who this form involves

Landlords give this notice; tenants receive it.

This is a notice a landlord gives. This page explains it from the tenant's perspective — what receiving one does and does not mean.

When it may apply

Your landlord says major renovations require you to move out.
Your building is slated for demolition or conversion.

Cautions and limits

Receiving an N13 does not end your tenancy by itself. If you do not move, the landlord must apply to the LTB and prove the requirements are met, which can include permits.
In some repair situations, tenants may have a right of first refusal to return after the work — confirm how this works with the LTB or a legal professional before you move.
Compensation rules may apply; confirm the current requirements.
Time limits may apply to this form; confirm current rules with the LTB or a legal professional before you rely on any date.

What this process can lead to

If the landlord applies to the LTB (often with an L2), you can attend the hearing and question whether the work genuinely requires vacant possession and whether requirements were met.
If you move out and the stated work does not happen, the T5 application may be relevant.

Outcomes are never guaranteed — the LTB decides each case on its evidence.

How to prepare

Keep the original notice and record the stated reason and termination date.
Ask (in writing) about permits and the scope of the claimed work, and keep the responses.
Get legal advice before moving or signing anything — see the renoviction guidance.
If you may want to return after repairs, get advice about the right of first refusal before your move-out date.

Evidence that tends to matter

Catalogue each item in your evidence index so nothing gets lost.

Notices — the N13 and anything served with it.
Messages and emails — communications about the renovation, permits, or pressure to leave.
Photographs and videos — the building's condition and any work actually underway.

Other form guides

Not sure which applies? Start from your problem in the Form Navigator.

This is legal information, not legal advice. RTO Pro is not a law firm. Deadlines and exceptions may apply to your situation — a qualified legal professional should confirm anything important before you rely on it.

What this process can lead to

If the landlord applies to the LTB (often with an L2), you can attend the hearing and question whether the work genuinely requires vacant possession and whether requirements were met.

If you move out and the stated work does not happen, the T5 application may be relevant.

Outcomes are never guaranteed — the LTB decides each case on its evidence.