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N13 - Demolition, Conversion, or Repairs

The N13 notice is used when the landlord intends to demolish the building, convert it to non-residential use, or do major repairs requiring vacancy.

When to use N13​

Use an N13 for:

  • Demolition of the residential complex
  • Conversion to non-residential use
  • Repairs/Renovations requiring vacant possession

Notice requirements​

RequirementDetails
Notice Period120 days
Termination DateLast day of rental period
Compensation1 month's rent for buildings with fewer than 5 units; 3 months' rent for buildings with 5 or more units

Reasons for N13​

Reason 1: Demolition​

You intend to:

  • Demolish the building
  • Have necessary permits

Requirements:

  • Valid demolition permit
  • 120 days notice
  • Compensation (1 or 3 months' rent, by building size — see above)

Reason 2: Conversion to non-residential​

You intend to:

  • Convert to commercial, office, etc.
  • Have necessary approvals

Requirements:

  • 120 days notice
  • Compensation (1 or 3 months' rent, by building size — see above)

Reason 3: Repairs requiring vacancy​

You intend to:

  • Perform major repairs or renovations
  • Work requires the unit to be vacant
  • Repair is extensive enough to require vacancy

Requirements:

  • 120 days notice
  • Building permits (if required)
  • Compensation (1 or 3 months' rent, by building size — see above)
  • Right of first refusal to return

How to generate an N13​

OntarioLandlord uses a 3-step notice wizard:

Step 1: Select property and lease​

  1. Navigate to Notices → Generate Notice
  2. Select the property and lease
  3. Choose N13 — Demolition/Conversion/Repairs

Step 2: Select reason​

Choose:

  • Demolition
  • Conversion to non-residential
  • Repairs requiring vacancy

Step 3: Provide details​

For Demolition:

  • Permit number
  • Expected demolition date

For Conversion:

  • New intended use
  • Approval details

For Repairs:

  • Description of work
  • Permit numbers (if required)
  • Expected duration

For all three reasons, confirm or enter the building's total unit count — it's pre-filled from the property record but editable here, and it determines whether compensation is 1 or 3 months' rent.

Step 4: Set termination date​

Must be:

  • At least 120 days from service
  • Last day of a rental period

Step 5: Acknowledge requirements​

Confirm:

  • Compensation will be paid
  • Right of first refusal acknowledged (where applicable)

Step 6: Generate​

Click Generate PDF to create the notice.

Compensation requirements​

1 or 3 months' rent, by building size​

Required for demolition, conversion, and repairs requiring vacancy alike:

  • Fewer than 5 units in the building: 1 month's rent
  • 5 or more units in the building: 3 months' rent

Payment timeline same as N12.

Right of first refusal​

For repairs requiring vacancy only:

  • Tenant has right to return
  • At same rent (subject to increases that would have applied)
  • Must be offered unit before re-renting

Demolition and conversion do not carry a right of first refusal in the app today — if you intend to rebuild and want to make that commitment to the tenant, note it separately in your own correspondence.

How it works​

  1. When ready to re-occupy, notify former tenant
  2. Tenant has time to respond
  3. If they want to return, honor their right
  4. If they decline or don't respond, you can rent to others

Permits and documentation​

Required documentation​

ReasonRequired
DemolitionDemolition permit
ConversionZoning approval, change of use permit
RepairsBuilding permit (if required)
tip

Obtain permits before serving the N13. The LTB may dismiss your application without proper permits.

Filing with LTB​

After serving an N13:

  1. File an L2 Application with the LTB
  2. Include copies of permits
  3. Attend hearing
  4. Demonstrate good faith intention

Important considerations​

"Renovictions"​

The LTB is alert to "renovictions" - using N13 to evict and re-rent at higher prices. To avoid this appearance:

  • Have legitimate permits
  • Document the necessity
  • Honor right of first refusal
  • Follow through with stated plans

Tenant options​

Tenants receiving an N13 may:

  • Negotiate to leave earlier
  • Dispute at the LTB
  • Request additional compensation
  • Exercise right of first refusal later

Common questions​

What if repairs don't really require vacancy?​

If the work can be done with tenant in place, N13 isn't appropriate. Consider other arrangements.

How long can repairs take?​

No specific limit, but unreasonable delays may affect right of first refusal.

What if I change my plans after serving N13?​

If you don't proceed with stated plans, tenants may have claims against you.

After generation​

Once the N13 is generated, you can preview the PDF, e-sign it, email it to the tenant, and generate a Certificate of Service.

Next steps​