Can I Sell My House in Ontario With Tenants Living in It?

Yes, you can sell a house that has tenants in it. But a sale does not automatically end the tenancy, and the Residential Tenancies Act, 2006 sets rules for ending it and for showing the unit.

This article covers the purchaser's-own-use notice, compensation, showings and the risks of getting it wrong.

Ending a tenancy for the buyer's own use

A landlord who has agreed to sell a residential complex with no more than three residential units may, on the purchaser's behalf, give the tenant notice ending the tenancy using Form N12. This applies if the purchaser in good faith requires the unit for residential occupation.

The notice can also be used for a condominium unit when the landlord is an owner under the Condominium Act, 1998 and has agreed to sell the unit.

Timing, compensation and the Board

• The termination date must be at least 60 days after the notice is given and must fall at the end of a rental period or, for a fixed-term tenancy, at the end of the term.
• The landlord must pay the tenant compensation equal to one month's rent, or offer another rental unit acceptable to the tenant. This duty stays with the selling landlord and does not pass to the purchaser.
• The Landlord and Tenant Board cannot order an eviction based on this notice unless an affidavit is filed by the person who personally needs the unit, certifying that they need it in good faith for their own personal use.

The 2026 changes to the Act that came into force on September 21, 2026 do not apply to N12 notices served for a purchaser's own use. Older versions of the updated Board forms, including N12, will not be accepted as of November 30, 2026. Use the current form.

Showing the home to buyers

To show a rented unit to a potential purchaser, the landlord, or a broker or salesperson the landlord has authorized in writing, must give written notice at least 24 hours ahead. The notice must state the reason, the day, and an entry time between 8 a.m. and 8 p.m..

Risks of bad faith notices

A former tenant may apply within one year of moving out if the termination notice was given in bad faith. The Board may order up to 12 months' rent as general compensation, moving and storage costs, and an administrative fine up to the greater of $10,000 and the Small Claims Court limit.

Some municipalities have their own rental rules, so it is worth checking local bylaws.

What to do next

• Decide whether the buyer wants the unit for their own occupation or wants the tenant to stay.
• Check how many units the property has and whether it is a condominium unit.
• Give written showing notices with the reason, day and time window.
• Use the current N12 form and keep track of the 60-day timing.
• Budget for one month's rent in compensation, or arrange another acceptable unit.
• Speak with a lawyer before giving notice or signing a sale agreement that depends on vacant possession.

Frequently asked questions