- A joint tenant can act on their own share, such as by registering a transfer to themselves, without a mutual agreement.
- A secret intention, or a declared intention not communicated to the co-owner, is not enough on its own.
- A will cannot sever a joint tenancy, so survivorship takes precedence.
- Whether notice is needed in your case depends on the facts, and a lawyer can confirm.
If you co-own a home as a joint tenant and the relationship has soured, you may wonder whether you can end survivorship rights on your own. You may also worry about what happens if you die before the other owner finds out.
This article explains what the Ontario sources say about acting alone, which steps are not enough, and the risks of timing. It is general information, and the details of your situation should be reviewed by a lawyer.
The short answer
Ontario's Court of Appeal recognizes three ways to sever a joint tenancy, and the first does not need the other owner's agreement: a joint tenant acting unilaterally on their own share, such as by selling or encumbering it. The other two are a mutual agreement and a course of dealing.
A joint tenant can sever by executing and registering a deed or transfer to themselves, and the registry then shows that person as a tenant in common with the other registered owners. The source material I have does not say the other owner must be notified first, so whether notice is needed or wise in your case is something a lawyer can confirm.
What does not work
- A secret intention. An intention declared only behind the backs of the other co-owners will not suffice on the course-of-dealing method.
- A declared intention that was never communicated to the co-owner, which is on its own insufficient to show mutual intent to sever.
- A mere expression of intention. It is not clear that this is sufficient to achieve severance.
- A will. A will cannot by itself sever a joint tenancy, and survivorship takes precedence over it.
In practical terms, writing a letter, telling a friend or changing your will is not a safe way to end survivorship. A registered step is easier to prove.
Mortgages and other steps taken alone
Taking out a loan secured against your share is a different matter. Registering a charge by fewer than all the joint tenants does not automatically sever the joint tenancy, and intent to sever is a question of fact for the courts. Severance occurs if the chargee enforces by power of sale or foreclosure.
If the joint tenant who charged their interest alone dies first, the survivors are entered on title subject to the charge, and it is not removed unless a cessation is registered or a court orders its discharge. A charge can therefore leave the survivor with a burden, without ending survivorship.
With three joint tenants, a conveyance by one severs only that tenant's interest, not the whole joint tenancy.
What if you die before the other owner finds out?
This is where timing matters. If the joint tenancy was properly severed before your death, your share is held as a tenant in common and passes to your estate. If it was not severed, your interest passes to the surviving co-owners and your will does not control it.
| Situation at death | Likely result |
|---|---|
| Transfer to yourself was registered earlier | You are a tenant in common, so your share passes to your estate |
| Only a secret intention or a will existed | Survivorship is not defeated by those alone |
| Charge registered by you alone, no enforcement | Survivors take subject to the charge |
| Property not passing by survivorship | It devolves to your personal representative |
If your share does pass to the estate, your estate trustee deals with it. Ontario says real property that does not pass by right of survivorship is a reason to apply for probate.
Spouses and special situations
If a spouse dies owning a family residence as a joint tenant with a third party who is not their spouse, the joint tenancy is deemed severed immediately before death. For deaths on or after March 1, 1986, a survivorship application between joint tenants must include a Family Law Act statement signed by a solicitor.
Tax and costs also come up. No land transfer tax is payable on a transfer to oneself registered to sever, where the transferor and transferee are the same person. Electronic registration of an instrument is $86.42 under the schedule effective November 2, 2026.
What to do next
- Get the current record of ownership and confirm you hold as joint tenants.
- Do not rely on a will, a note or a conversation alone to end survivorship.
- Ask a lawyer whether to register a transfer to yourself, and whether the other owner should be told.
- Check for mortgages or other registered documents on title.
- Consider whether you are married, since family law rights may apply, and update your estate planning after any change.
Because the result depends on what was registered and when, get legal advice before acting, especially if there is a dispute or health concern.
Frequently asked questions
Do I need the other joint tenant's consent to sever?
Not for every method. Acting unilaterally on your own share, such as selling or encumbering it, is a recognized method, as is a transfer to yourself. A mutual agreement does need both owners.
Is it enough to tell my lawyer or write down that I want to sever?
Probably not. A declared intention not communicated to a co-owner is on its own insufficient to show mutual intent to sever. It is also not clear that a mere expression of intention is enough.
Does my will end survivorship if I die first?
No. A will cannot by itself sever a joint tenancy, and survivorship takes precedence over a will. The surviving joint tenant would generally be entered on title through a survivorship application.
Will the other owner see what I registered?
The source material does not say whether or how the other owner is informed of a registration. After a transfer to yourself, the registry shows you as a tenant in common with the other registered owners. A lawyer can explain what notice applies to your situation.
Sources
- Court of Appeal for Ontario – Hansen Estate v. Hansen, 2012 ONCA 112 — ontariocourts.ca
- Court of Appeal for Ontario – McTavish v. Reed, 2021 ONCA 885 — ontariocourts.ca
- Court of Appeal for Ontario – Jansen v. Niels Estate, 2017 ONCA 312 — ontariocourts.ca
- Ontario.ca – Land Registration Bulletin 76017 — ontario.ca
- Ontario.ca – Land Registration Bulletin 96005 Joint Tenancy — ontario.ca
- Ontario.ca – Guide for Real Estate Practitioners: Land Transfer Tax — ontario.ca
- Ontario.ca – Land Registration Bulletin 2000-6 Estate documents — ontario.ca
- Ontario.ca – Bulletin 2026-04 Land Services Fee Changes — ontario.ca
Links go to official government, court and regulator pages. The law changes — confirm you are reading the current version.
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