Ontario’s new N12 rules: what tenants who must move should know

The Landlord and Tenant Board says a set of changes to Ontario’s Residential Tenancies Act took effect on September 21, 2026 (Tribunals Ontario). Ontario’s e-Laws shows these rules in the Act as of that date (e-Laws).

Two of the changes matter most if your landlord gave you an N12: a notice to end your tenancy because the landlord, a family member or a caregiver will move in.

The three conditions for no compensation

Before, an N12 always came with one month’s rent, or another unit you accept. That rule still applies, with one exception. Section 48.1 (2) of the Act says the landlord doesn’t have to pay you or offer another unit if all three are true (RTA, s. 48.1):

1. The notice was given on or after the day the change took effect.
2. The termination date in the notice is at least 120 days after the notice was given.
3. The termination date is the last day of a rental period, or the end of your fixed-term lease.

If even one is missing, you still get one month’s rent or another unit you accept. Check the dates on your notice against these three points.

The landlord still has to need the unit in good faith, for at least one year, for themselves, a spouse, a child or parent, or a caregiver (RTA, s. 48 (1)).

If nobody moves in within 60 days

If you moved out because of an N12 and nobody named in the notice moves in within 60 days, the Board presumes the landlord gave the notice in bad faith. The landlord can try to prove otherwise (RTA, s. 57 (6.1)).

The 60 days are counted like this (O. Reg. 240/26):

• You left on or before the termination date: 60 days after that date.
• You left after the termination date: 60 days after the day you moved out.

A former tenant can apply to the Board about a bad-faith notice with Form T5. The Board says the deadline is now 2 years after you move out (Tribunals Ontario). Keep your N12, your moving receipts and the date you left.

You can still leave early

An N12 gives you a move-out date, but you don’t have to wait for it. You can end your tenancy earlier by giving your landlord at least 10 days’ notice in writing (RTA, s. 48 (3)–(4)). Use Form N9; the option is printed on the form (LTB Form N9). This didn’t change on September 21.

Our guide to giving notice to your landlord in Ontario shows how to fill in the N9 and work out your date.

Paying for the move

Compensation often helped pay for the move. If your N12 meets all three conditions, you won’t get it, so budget for the move yourself. Here is what a local move usually costs:

Estimated local move, before tax · MoverDash Cost Index, October 2026

These are estimates: each city’s usual hourly rate times typical working hours, plus about 1 hour of travel. They aren’t quotes. The Canada Moving Cost Index explains the method.

Weekends and month-end cost more: in Toronto, about $5–$10 more an hour. With 120 days’ notice, you can pick a mid-month weekday; see the cheapest time to move. Get written quotes and compare the hours, not just the rate: is my moving quote fair?

Get help with your own case

This post explains the published rules. For your own situation, contact the Landlord and Tenant Board or a community legal clinic.