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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
CompensationOne month's rent (for some reasons)

Reasons for N13​

Reason 1: Demolition​

You intend to:

  • Demolish the building
  • Have necessary permits

Requirements:

  • Valid demolition permit
  • 120 days notice
  • Compensation (one month's rent)
  • Right of first refusal if rebuilt

Reason 2: Conversion to Non-Residential​

You intend to:

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

Requirements:

  • 120 days notice
  • Compensation (one month's rent)

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 (one month's rent)
  • Right of first refusal to return

How to Generate an N13​

Step 1: Go to Notices​

  1. Click Notices in the sidebar
  2. Click Generate Notice
  3. Select the lease
  4. Click 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

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​

One Month's Rent​

Required for:

  • Demolition
  • Conversion
  • Repairs requiring vacancy

Payment timeline same as N12.

Right of First Refusal​

For demolition (if rebuilt) and repairs:

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

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.

Next Steps​