N13 Eviction for Renovations or Demolition: Tenant Rights in Ontario

An N13 tells you that your landlord plans to demolish, convert or repair the unit so extensively that you must leave. It is one of the most disruptive notices a tenant can get, but it comes with strict requirements for the landlord.

This article walks through what the landlord must provide, how compensation works, what the right of first refusal means after the September 21, 2026 changes, and how you can challenge the notice. Your own situation may turn on details, so a lawyer can confirm the next steps.

What the landlord must give you

An N13 for demolition, conversion or repairs needs 120 days' notice. The landlord must supply a report from a qualified professional stating that the work requires vacant possession. Without that report the notice is void.

For repairs, the landlord must also tell you about the right of first refusal, which you must exercise in writing before moving out. Whether other approvals are needed for the particular work depends on the project, so ask a lawyer what applies to yours.

• A properly completed N13 with at least 120 days' notice.
• The qualified professional's report.
• For repairs, information about your right of first refusal.
• Compensation or another acceptable unit by the termination date.

Compensation you are owed

Compensation depends on the size of the building. It must be paid by the termination date, and the LTB will not order eviction until it is paid.

If you moved out early, you may do so on at least 10 days' written notice. Talk to a lawyer before doing this, because leaving early can affect your options.

Right of first refusal after repairs

If you want to return after repairs, you must say so in writing before you move out. Under the changes effective September 21, 2026, a tenant who gives written notice of intent to return is owed several steps.

• The landlord must give estimated completion dates.
• The landlord must update you if those dates change.
• The landlord must tell you when the unit is ready.
• The landlord must give 60 days' notice to reoccupy.

If the landlord did not do this, it is presumed to have failed to give the right of first refusal, and it can rebut that at the hearing. When you return, you pay no more than the landlord could lawfully have charged had the tenancy not been interrupted.

How to challenge an N13

An N13 is not an eviction order. To evict you, the landlord must file an L2 with the LTB, generally within 30 days after the termination date. You can challenge the notice at that hearing.

Common points to look at include whether 120 days were given, whether the professional's report is attached and says the work requires vacant possession, whether compensation was paid on time, and whether the right of first refusal was explained.

If you already moved out because of what you believe was a bad-faith N13, you can file a T5. From September 21, 2026 the T5 deadline is two years after moving out, or six months after the renovations finish, whichever is later. Whether the notice was in bad faith is a factual question, so gather evidence such as ads, photos and messages.

What to do next

• Write down the date you received the N13 and count 120 days.
• Confirm a report from a qualified professional is attached.
• Check how many units are in the complex, to know which compensation applies.
• If you want to return after repairs, give written notice of that before you move out.
• Keep photos, emails and notices, and note any updated completion dates.
• Do not leave until you understand your options; talk to a lawyer or legal clinic.
• Remember that previous versions of updated LTB forms will not be accepted after November 30, 2026.

Frequently asked questions