You need vacant possession to demolish, convert, or do major repairs requiring a permit. Serve an N13 with compensation, then file an L2.
Reviewed by a licensed paralegal. General information — not legal advice.
N13 — Notice
Notice to End your Tenancy Because the Landlord Wants to Demolish the Rental Unit, Repair it or Convert it to Another Use
L2 — Application
Application to End a Tenancy and Evict a Tenant
Confirm the work genuinely requires vacant possession and the necessary permits.
Provide the required compensation (generally the amount set by the RTA, e.g. months of rent, or an offer of another unit — depends on building size).
Serve an N13 with the required notice period.
If the tenant does not move out, file an L2 with the LTB and pay the filing fee.
For major repairs/renovations, the tenant may have a first right of refusal to move back in at a similar rent — honour it if applicable.
⏱ Timeline
An N13 generally must give at least 120 days' notice and end on the last day of a rental period. Compensation rules depend on the number of units. Verify on the N13 form.
💵 Compensation
Required — the amount depends on the residential complex size and the reason (e.g. one or more months' rent, or an offer of another unit).
⚠️ Common mistakes to avoid
Serve the N13 (Notice to End your Tenancy Because the Landlord Wants to Demolish the Rental Unit, Repair it or Convert it to Another Use) first. If the tenant doesn't comply by the termination date, file the L2 (Application to End a Tenancy and Evict a Tenant) with the Landlord and Tenant Board.
An N13 generally must give at least 120 days' notice and end on the last day of a rental period. Compensation rules depend on the number of units. Verify on the N13 form.
1. Confirm the work genuinely requires vacant possession and the necessary permits. 2. Provide the required compensation (generally the amount set by the RTA, e.g. months of rent, or an offer of another unit — depends on building size). 3. Serve an N13 with the required notice period. 4. If the tenant does not move out, file an L2 with the LTB and pay the filing fee. 5. For major repairs/renovations, the tenant may have a first right of refusal to move back in at a similar rent — honour it if applicable.
Required — the amount depends on the residential complex size and the reason (e.g. one or more months' rent, or an offer of another unit).
"Renovictions" are heavily scrutinised. The repairs must be genuine and require the unit to be empty; bad-faith N13s expose you to a T5 application.
No. Only the Court Enforcement Office (the Sheriff) can enforce an eviction order. Changing the locks or removing a tenant yourself is an illegal lockout and can expose you to a tenant T2 application.
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Describe your situation, pull comparable orders, and generate a hearing-ready pack — for landlords, property managers, and paralegals.
Start with CaseBuilder →General information, not legal advice — it doesn't create a paralegal–client relationship. Confirm exact deadlines on the official LTB form and rely on a licensed paralegal or lawyer for representation. Enforcement of an eviction is only by the Court Enforcement Office (Sheriff).