Ontario Landlord Notices: N4, N5, N12 and N13 Explained

Getting a form with an "N" number on it is unsettling. But an N-notice is not an eviction order, and receiving one does not mean anyone has decided you have to leave. In Ontario, a landlord can only end a tenancy through the Landlord and Tenant Board (LTB), and only after a hearing where you get to respond. The notice is the first step — think of it as the landlord stating a reason and a proposed date, not the final word.

Here's what the four most common notices mean.

N4 — non-payment of rent

An N4 is used when rent wasn't paid in full. It gives you a short window — generally 14 days (or 7 days if you rent by the day or week) — to pay what's owed. A key thing renters often don't realize: if you pay the full amount before the landlord files their application with the LTB, the N4 is void and the process stops. Paying, or working out a plan, is usually the fastest way to resolve it.

N5 — damage, interference, or too many people

An N5 is about conduct — for example, damage to the unit, or seriously disturbing others. A first N5 gives you 20 days, but it's voidable: you generally have 7 days to correct the problem (repair, stop the behaviour) and the notice cancels. A second N5 within six months has a shorter timeline and isn't voidable the same way. The details matter, so read exactly what it says the issue is.

N12 — the landlord or their family wants to move in

An N12 is used when the landlord, a close family member, or a purchaser intends to move into the unit. It requires 60 days' notice, ending on the last day of a rental period or fixed term. If an N12 is used, the law also requires the landlord to compensate you — generally one month's rent (or offer another acceptable unit). An N12 is one area where renters have real protections, and "good faith" is something the LTB looks at closely.

N13 — demolition, conversion, or major repairs

An N13 is used when the unit needs to be vacated for demolition, conversion to another use, or extensive repairs that can't be done while you live there. It requires 120 days' notice, and compensation rules apply depending on the situation and building size.

What to do with any N-notice

1. Read the reason and the date carefully. The notice must state why.
2. Don't assume it's valid or final. Notices can be incomplete, use the wrong form, or list the wrong date — and only the LTB can actually order a tenancy to end.
3. Note your options. Some notices (like N4 and a first N5) can be voided by acting within the deadline.
4. Get the timeline right. Missing a hearing matters more than missing the notice's own date.

The official plain-language explainers are the best starting point: Steps to Justice — if your landlord wants to evict you and the LTB's own brochures and forms.

Organize it before you respond

The hardest part is usually keeping track of which notice you got, what its real deadline is, and what you've done about it. In RentLens you can sign in and track it as a Rental Issue: record the notice type, keep the dates in one place, and get source-backed context for the next step — so you're responding to the actual process, not to panic.

This is general information, not legal advice. RentLens can't determine whether a notice is valid or what you should do in your specific situation — for that, contact your local community legal clinic, a licensed paralegal, or the Landlord and Tenant Board.