N12 Termination Date Calculator
Work out the earliest valid termination date for an Ontario N12 — the landlord's, a family member's, or a purchaser's own-use notice. Enter when you serve it, the day rent is due, and how you deliver it; the calculator applies the 60-day minimum and rolls forward to the last day of the rental period.
Calculate the N12 Termination Date
Assumes a monthly tenancy with rent due on a fixed day of the month — the most common N12 situation.
Earliest valid termination date
Thursday, December 31, 2026
60 days from service lands on Dec 10, 2026; the first rental-period-end on or after that is Dec 31, 2026.
The N12 is more than a date
- You must pay the tenant one month's rent in compensation (or offer an acceptable unit) on or before the termination date.
- The person moving in must genuinely intend to occupy the unit for at least 12 months — a bad-faith N12 can cost up to 12 months' rent under s.57.
Read the full rules in the N12 form guide.
Dealing with unpaid rent instead? Generate a completed, LTB-ready N4 with a Certificate of Service.
Generate an N4 — $9How the N12 termination date is calculated
The termination date on an Ontario N12 has to clear two rules at the same time. First, it must be at least 60 days after the notice is given (the day you serve it does not count), plus any service-method days for how it is delivered. Second, it must land on the last day of a rental period — for a monthly tenant whose rent is due on the 1st, that is the last day of a month. The calculator adds the 60 days and the service days, then rolls forward to the next end of a rental period. Getting this date wrong makes the notice defective, and it cannot be amended after service.
N12 worked examples (rent due the 1st)
| Notice served on | Delivery | Earliest termination date |
|---|---|---|
| January 20 | Hand | March 31 |
| March 10 | Hand | May 31 |
| May 15 | Hand | July 31 |
| August 1 | Mail (+5) | October 31 |
Each date is 60 days (plus any delivery days) after service, rolled forward to the last day of the monthly rental period.
Service methods and extra days
- Hand delivery, sliding it under the door, or the mailbox at the unit — no extra days.
- Regular mail or Xpresspost — +5 days for deemed delivery.
- Commercial courier — +1 day.
Frequently asked questions
Related: the N12 form guide, N12 sample, and how the Ontario eviction process works.
Disclaimer: This calculator is a document-preparation aid, not legal advice. N12 notice periods, compensation, and good-faith rules are governed by the Residential Tenancies Act, 2006 and Landlord and Tenant Board practice. It assumes a monthly tenancy; confirm the current rules and your rental-period end, and consult a licensed paralegal or lawyer for advice specific to your situation.