N12 Personal Use Eviction Guide

When Can You Use an N12?

The N12 allows a landlord to end a tenancy because the landlord, their spouse, child, parent, or caregiver requires the unit. A purchaser can also request the seller to issue an N12 on their behalf.

Key Requirements

• Must serve the notice at least 60 days before the termination date
• The termination date must be the last day of a rental period
• The landlord must pay the tenant 1 month's rent in compensation (Bill 60: N12s served on/after Sept 21, 2026 that give at least 120 days' notice are exempt, OIC 618/2026; every N12 served before then still requires it)
• The named person must genuinely move in for at least 12 months

Bad Faith Penalties

Under Bill 97 amendments, if a landlord issues an N12 in bad faith (without genuine intent to occupy), they may face penalties of up to 12 months' rent. The LTB will investigate whether the landlord actually moved into the unit after eviction.