N4 vs N5 vs N12: Which Ontario LTB Form Do You Need?
Ontario landlords have multiple termination notice forms — each for a specific reason. Use the wrong one and the LTB will dismiss your application. Here's how to pick the right form for your situation.
Quick Comparison Table
| Form | Reason | Notice Period | Next Step | Eviction? |
|---|---|---|---|---|
| N4 | Non-payment of rent | 14 days (monthly) / 7 days (weekly); 7 days if served on/after Sept 21, 2026 (Bill 60) | L1 application | Yes (after L1) |
| N5 | Damage, interference, overcrowding | 20 days (first); 14 days (second within 6 months) | L2 application | Yes (after L2) |
| N6 | Illegal act in the unit | 10 days | L2 application | Yes |
| N7 | Serious safety impairment / willful damage | 10 days | L2 application | Yes (expedited) |
| N8 | End of term / persistent late payment | 60 days | L2 application | Yes |
| N12 | Landlord/family/buyer wants to move in | 60 days + 1 month rent compensation | L2 application | Yes (with affidavit) |
| N13 | Demolition / conversion / major repairs | 120 days + compensation | L2 application | Yes |
N4 — Non-Payment of Rent
Use the N4 form when a tenant has failed to pay rent on time. This is the most common termination notice in Ontario. The tenant has 14 days (monthly) or 7 days (weekly) to pay in full or move out — 7 days for monthly and yearly N4s served on or after September 21, 2026 under Bill 60. Full N4 form guide →
N5 — Damage, Interference, or Overcrowding
Use the N5 for issues like damage to the property, interference with other tenants' enjoyment, or having too many occupants. The first N5 gives the tenant 7 days to fix the issue (20-day termination). A second N5 within 6 months has no remedy period.
N12 — Landlord, Family, or Buyer Move-In
Use the N12 when the landlord, an immediate family member, or the purchaser of the property genuinely intends to move into the unit. Requires 60 days notice plus one month's rent as compensation. Bad-faith N12s are subject to substantial penalties.
When in Doubt
If your reason for ending the tenancy is unpaid rent, the answer is always the N4 form. For anything else, consult a licensed paralegal — using the wrong form is one of the costliest mistakes a landlord can make.