What is the N1 form in Ontario?

Form N1 — Notice of Rent Increase — is the official Landlord and Tenant Board form a landlord must use to raise a tenant's rent for a unit covered by the Residential Tenancies Act. It is served on the tenant at least 90 days before the new rent takes effect. It is not filed with the LTB.

How much notice does an N1 require?

At least 90 days before the effective date, measured from when the tenant is deemed to receive it. Hand delivery counts the same day; regular mail is deemed received 5 days after mailing and courier 1 day after — so a mailed N1 effectively needs 95 days of lead time.

Do I file the N1 with the Landlord and Tenant Board?

No. The N1 is served on the tenant only — there is nothing to file and no LTB fee. Keep a copy and a record of how and when you served it; if the increase is ever disputed, proof of proper service is what protects it.

How often can I serve an N1?

Rent can be increased at most once every 12 months, measured from the last increase or the start of the tenancy. An N1 with an effective date earlier than the 12-month mark is invalid.

What happens if the N1 has an error?

A defective N1 — short notice, a wrong effective date, or an increase above the guideline without LTB approval — makes the increase void. The tenant can keep paying the old rent, and amounts collected under an unlawful increase can be ordered repaid. If you find an error, serve a fresh, corrected N1 with a new 90-day clock.

Do exempt units still need an N1?

Yes. Units first occupied for residential purposes after November 15, 2018 are exempt from the annual guideline cap, but the landlord must still serve Form N1 with at least 90 days' notice and respect the 12-month rule. The exemption removes the percentage cap, not the notice requirements.

N1 Form Ontario: Notice of Rent Increase — The Landlord Guide

The N1 is the only lawful way to raise rent on a unit covered by the Residential Tenancies Act. This guide covers the form's mechanics — the 90-day rule, the 12-month rule, which guideline year applies, exempt units, and the errors that make an increase void.

Just need the number? The rent increase calculator computes the maximum legal increase for 2026 (2.1%) and 2027 (1.9%) — and the free N1 generator puts it on the official form for you.

What Is the N1 Form?

The N1 form — officially "Notice of Rent Increase" — is the Landlord and Tenant Board form that tells a tenant their rent is going up, by how much, and from what date. Unlike termination notices, the N1 is served on the tenant only: nothing is filed with the LTB and there is no filing fee. What makes an increase lawful is the form being correct and served on time.

The Two Timing Rules

90 days' notice: the tenant must receive the N1 at least 90 days before the new rent takes effect. Mail adds 5 deemed-delivery days; courier adds 1. Example: for a January 1, 2027 increase, hand-deliver by October 3, 2026 or mail by September 28, 2026.
12 months between increases: the effective date must be at least 12 months after the last increase or the start of the tenancy.

The effective date does not have to be the first day of a rental period — but both timing rules must be satisfied on whatever date you pick.

Which Guideline Year Applies

The maximum increase without LTB approval is set by the annual guideline for the calendar year the increase takes effect — not the year you serve the notice. An N1 served in late 2026 with a 2027 effective date uses the 2027 guideline. For the current rates, worked examples, and the 2026-vs-2027 comparison, see the Ontario rent increase calculator.

Filling Out the N1, Field by Field

To: every tenant named on the lease, spelled as on the lease.
Rental unit address: exactly as on the lease, including the unit number.
New rent and effective date: the new total rent (not the increase amount alone) and the date it starts.
Guideline status: whether the increase is within the guideline, or above it under an LTB order or pending AGI application.
Signature: landlord or authorized agent, dated on or before service.

Exempt Units Still Need the N1

Units first occupied for residential purposes after November 15, 2018 are exempt from the annual guideline cap — the increase amount is not limited. But the exemption changes nothing else: the landlord must still serve a correct N1, still give 90 days, and still wait 12 months between increases. Skipping the form because "the unit is exempt" is a common and costly mistake.

Common N1 Mistakes

Short notice. Counting 90 days from mailing instead of deemed receipt (+5 days) — the increase is void.
Wrong guideline year. Applying the serving year's percentage to an increase effective the next calendar year.
Under 12 months. An effective date even one day before the 12-month mark invalidates the notice.
Above-guideline without approval. Increases beyond the cap need an LTB order (Form L5 AGI process) for non-exempt units.
No service record. If the tenant disputes ever receiving the N1, the increase fails without proof of service.

N1 Form FAQs

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Related Guides

Disclaimer: This guide is document-preparation information, not legal advice. Rent increase rules are governed by the Residential Tenancies Act, 2006 and Landlord and Tenant Board practice. Consult a licensed paralegal or lawyer for advice specific to your situation.