Form N13: Notice to End Your Tenancy (Demolition, Conversion or Repairs)
What this form is generally used for, common scenarios and the key timing concepts. Always download the current form and instructions from the Landlord and Tenant Board.
- The N13 is used when the landlord plans to demolish the unit, convert it to a non-residential use, or do repairs or renovations so extensive that a building permit and vacant possession are required.
- Notice is generally at least 120 days, ending on the last day of a rental period or the end of a fixed term.
- Compensation and, for repairs, a tenant's right of first refusal to return can apply, depending on the reason and building size.
- Permits and plans are important evidence at the Board.
What the N13 is for
Form N13 gives notice to end a tenancy for demolition, conversion to a non-residential use, or repairs and renovations so extensive that they need a building permit and vacant possession.
Timing concepts
At least 120 days' notice, ending on the last day of a rental period or the end of a fixed term.
Compensation and the right to return
Depending on the reason and the number of units in the building, the landlord may have to pay compensation or offer another acceptable unit. For repairs and renovations, a tenant who gives written notice of their intention generally has a right of first refusal to move back in at a rent they would have paid had they stayed.
Recent changes to Ontario law and municipal renoviction bylaws can add requirements. Check the current form instructions and your municipality.
What happens next
If the tenant doesn't move out, the landlord can apply to the Board using Form L2 and must show the work is genuinely planned, usually with permits or plans.
Common questions
Can I use an N13 for cosmetic renovations?
No. The repairs must be so extensive that a building permit and vacant possession are required.
Does the tenant get to come back after repairs?
A tenant who gives the landlord written notice generally has a right of first refusal, at a rent they would have paid had they stayed.
How much notice is needed?
Generally at least 120 days, to the end of a rental period or fixed term.
Is compensation always required?
It depends on the reason and the building size. Check the current form instructions.
Where's the current N13?
On the Landlord and Tenant Board forms page.
Official sources
- Landlord and Tenant Board: forms and instructions
- Residential Tenancies Act, 2006
- LTB brochures and guides
Related
- Form N12: landlord's own use
- Serving landlord notices in Ontario
- Maintenance and repairs in Ontario
- Ontario landlord record keeping
Last reviewed September 2026. General information, not legal advice.