You rent out your house and now you want it back - how hard could it be? Can you just send a text to tell your tenant “you have to leave this weekend because I need the house back”? 

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Bahahaha.

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Nope.

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My name is Weiting Bollu, I’m spent thousands of hours diving into the compliance laws of Ontario so you don’t make the same mistakes I did. The mistake where I was pregnant and wanted to move back into my property - and my tenants told me “Get the fuck outta here because we ain’t leaving”. Oh and they also left me with over $35,000 of unpaid rent. 

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Let’s make sure you’re smarter than me with the 5 ways to end a tenancy in Ontario - sounds good?

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In Ontario, ending a tenancy isn’t about simply changing the locks or telling the tenant to hit the road, it’s about following the Residential Tenancies Act (RTA) and using the right forms. Think paperwork, not pitchforks. 

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N4 – Notice to End a Tenancy for Non-Payment of Rent

The most common notice is the N4 – Notice to End a Tenancy for Non-Payment of Rent. If rent isn’t paid on time, a landlord can serve an N4 giving the tenant few more days to pay up or move out. Soon to be 7 days once Bill 60 regulations come into force - likely in 2026. If they pay, the notice disappears like last month’s snowbank. If not, the landlord can apply to the Landlord and Tenant Board (LTB). Simple, but never fast—welcome to Ontario.

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N5 – Notice to End Tenancy for Interference or Damage

For problem behaviours like excessive noise, property damage, or turning the unit into a late-night nightclub, there’s the N5 – Notice to End Tenancy for Interference or Damage. This gives tenants a chance to correct their behaviour, because everyone deserves a warning before the sequel.

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N11 – Agreement to End the Tenancy

What if you both want out of the contract? Sometimes, both parties say “it’s not you, it’s me” at the same time. That’s where the N11 – Agreement to End the Tenancy comes into play. I like this route because it’s the “let’s be adults” option, where landlord and tenant agree on a move-out date without drama, lawyers, or angry Facebook posts. If the landlord wants extra peace of mind, they can file an L3 with the LTB for an ex-parte eviction, just in case the tenant decides not to vacate as agreed.

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N12

Landlords can also end a tenancy for legitimate personal reasons. The N12 allows termination for personal or family use of the unit. Be wary and read the form well, only certain family members count for this form, and the tenant has a right to a hearing. Don’t be that landlord who says their son will move in, and the son comes to the hearing to testify “I don’t even want to move in, my dad told me to say I want to”. Uh yes it’s happened. 

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This application can take time! Be patient, follow the rules, and buckle up, it can get bumpy.

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N13

Tired of being a landlord and want to demolish the unit? Enter the N13 which applies to major renovations or demolition. These come with compensation requirements, because fairness matters. This is another really tricky form, so read it well. If you ask a tenant to vacate to renovate, the tenant gets first dibs on the unit, at the same price they were paying before the renovation! And, each city might have their own municipal by-law that further details what you can or cannot do.

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There are few more ways such as:

N6 - notice to end your tenancy for illegal acts or misrepresenting income in a rent-geared-to-income rental unit

N7 - notice to end your tenancy for causing serious problems in the rental unit or residential complex

N8 - notice to end your tenancy at the end of the term

N14 - landlord’s notice to the spouse of the tenant who vacated the rental unit 

These aren’t as common but still good to know!

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Alright - it’s time for our Rental Trio to recap this video lesson:

1. Know which form to use when.
2. Read the instructions carefully; a single error can put you back to the starting line.
3. Respect the tenant’s rights- always, and without exception. Failing to respect tenant rights may sink your case.

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If you found this video helpful, share it with a friend. I’d love for you to take a moment to subscribe to the channel. Check these other educational classes I’ve got for you. Thank you and see you again next week!

• Residential Tenancies Act (Ontario): The core law governing landlord-tenant relationships in Ontario, including rules for ending tenancies and tenant rights.
• Landlord and Tenant Board (LTB) – Forms & Filing: Official portal where landlords access, download, and file all required eviction notices and applications.
• N4 – Notice to End Tenancy for Non-Payment of Rent: Used when a tenant fails to pay rent, giving them a set number of days to pay or face eviction proceedings.
• N5 – Notice to End Tenancy for Interference or Damage: Served when a tenant causes damage, disturbances, or interferes with others’ reasonable enjoyment of the property.
• N11 – Agreement to End the Tenancy: A mutual agreement between landlord and tenant to end the tenancy on a specified date without conflict.
• N12 – Notice for Landlord’s Own Use: Allows landlords to reclaim a unit for personal or family use, subject to strict rules and tenant rights.
• N13 – Notice for Demolition, Repairs, or Conversion: Used when a landlord needs the unit vacated for major renovations, demolition, or conversion, often with compensation requirements.
• N6 – Notice for Illegal Acts or Misrepresentation: Issued when a tenant engages in illegal activity or provides false information in rent-geared-to-income housing.
• N7 – Notice for Serious Problems or Safety Issues: Used when a tenant causes serious safety concerns or significant damage in the rental property.
• N8 – Notice to End Tenancy at End of Term: Typically used for persistent late rent payments or to end tenancy at the conclusion of a lease term.
• N14 – Notice to Spouse of Vacated Unit: Applies when a tenant leaves but their spouse remains in the unit, allowing the landlord to formally end the tenancy.
• L3 Application – Tenant Agreed to End Tenancy (Ex Parte Eviction): Filed when a tenant signs an N11 but fails to move out, allowing landlords to seek eviction without a hearing.
• LTB Forms Directory (Overview Guide): A simplified guide explaining which LTB forms to use and when, helpful for beginners navigating the system.
• Ontario LTB Forms (Free Fillable Versions): A free platform to fill out and generate Ontario landlord-tenant forms digitally without downloading PDFs.
• LTB Forms Online Tool (Paid Service): A paid service that helps landlords generate and file LTB forms quickly with optional paralegal support.