An N13 needs at least 120 days notice ending on the last day of a rental period, and the landlord must file the L2 within 30 days after that termination date. Compensation is three months’ rent in a complex of five or more units, or one month’s in a smaller one, reduced where the tenant has given notice they want to return, and it must be paid on or before the termination date — the Board cannot issue an eviction order until it is. The much-publicised requirement for a qualified person’s report is still not in force provincially. But in Toronto, which includes Etobicoke, a Rental Renovation Licence has been required since 31 July 2025: apply within 7 days of serving the N13, $728 per unit, building permit plus an OAA or PEO report, and municipal rent-gap and moving payments on top of the provincial compensation. Fines run to $100,000, plus $10,000 a day as a continuing offence.
Most of what is written about renovictions in Ontario is written as though the rule is one rule. It is not. There is a provincial rule, which has barely changed since 2006 and whose most-publicised reform still has not been proclaimed, and there is a municipal rule, which in Toronto arrived on 31 July 2025, costs $728 per unit, and does require the report everyone thinks the province requires.
Etobicoke sits inside the Toronto by-law. Every N13 served on a rental unit in Etobicoke, Mimico, New Toronto, Long Branch, Alderwood or Stonegate–Queensway on or after 31 July 2025 for repairs or renovations triggers it. This page separates the two layers, dates every figure, and flags the places where the government’s own documents contradict each other.
What an N13 is, in the Act’s own words
Section 50(1) of the Residential Tenancies Act, 2006 gives a landlord three separate grounds. They are commonly lumped together and they should not be:
“50 (1) A landlord may give notice of termination of a tenancy if the landlord requires possession of the rental unit in order to, (a) demolish it; (b) convert it to use for a purpose other than residential premises; or (c) do repairs or renovations to it that are so extensive that they require a building permit and vacant possession of the rental unit.”
Only clause (c) is a “renoviction” in the ordinary sense. The word does not appear in the Act at all. It matters which clause you are on, because the right of first refusal, the compensation formula and the Toronto licence all attach differently.
The 120 days, and the deadline landlords miss
Section 50(2): the termination date “shall be at least 120 days after the notice is given and shall be the day a period of the tenancy ends or, where the tenancy is for a fixed term, the end of the term.” That is the same for all three grounds. There is no shorter N13.
| Step | Rule | Source |
|---|---|---|
| Minimum notice | 120 days, ending on the last day of a rental period or the end of the fixed term | RTA s.50(2) |
| Tenant may leave earlier | Tenant can end the tenancy on 10 days’ notice at any time before the landlord’s date | RTA s.50(4) and (5) |
| Compensation due | No later than the termination date in the notice | RTA s.55.1 |
| Landlord must file the L2 by | 30 days after the termination date in the notice | RTA s.69(2) |
| Tenant-owned mobile or land lease home | At least one year, not 120 days | RTA s.164(1); s.152(2) |
The 30-day filing window in section 69(2) runs from the termination date, not from the date of the notice. A landlord who serves an N13, waits out the 120 days, and then takes two months to organise the application has lost the notice and has to start again. The LTB’s own instructions say it plainly: “You must apply no later than 30 days after the termination date you put in this notice.”
Service. The N13 instructions state that a landlord can hand the notice over, leave it in the mailbox, put it under the door or through a mail slot, fax it, courier it or mail it — and then: “You cannot give the tenant this notice by posting it on the door of the tenant’s rental unit.” Mail adds five days; courier adds one business day. Those days come before the 120 starts running.
Compensation: the whole table
Three sections do the work, and the amount turns on the size of the complex and on whether the tenant gave written notice that they want to come back.
| Ground | Complex size | Tenant gave s.53(2) notice? | Compensation |
|---|---|---|---|
| Demolition or conversion (s.52) | 5 or more units | n/a | 3 months’ rent, or another rental unit acceptable to the tenant |
| Demolition or conversion (s.52) | Fewer than 5 | n/a | 1 month’s rent, or another acceptable unit |
| Repairs or renovations (s.54(1)) | 5 or more units | No | 3 months’ rent, or another acceptable unit |
| Repairs or renovations (s.54(2)) | 5 or more units | Yes | Rent for the lesser of 3 months and the period the unit is under repair |
| Repairs or renovations (s.54(3)) | Fewer than 5 | No | 1 month’s rent, or another acceptable unit |
| Repairs or renovations (s.54(4)) | Fewer than 5 | Yes | Rent for the lesser of 1 month and the period under repair |
| Any s.50 ground after a severance (s.55) | Was 5+, now fewer than 5, N13 within 2 years of severance | n/a | 3 months’ rent, or another acceptable unit |
| Any s.50 ground, tenant-owned mobile or land lease home (s.164(2)) | n/a | n/a | The lesser of one year’s rent and $3,000 |
| Work ordered under another Act | Any | n/a | No compensation |
Two structural points that get missed. Section 55 is an anti-avoidance rule: sever a building of five or more units into smaller complexes and the three-month figure survives for two years afterwards. And section 164(2) caps mobile-home and land-lease compensation at $3,000 — the Act says “$3,000 or the prescribed amount, whichever is greater”, and no higher amount is prescribed in O. Reg. 516/06 as consolidated to 21 July 2026.
Section 83(4) is the enforcement teeth, and it is the single most useful provision for a tenant who has not been paid: the Board shall not issue an eviction order in a demolition, conversion, renovation or repair case “until the landlord has complied with section 48.1, 49.1, 52, 54 or 55, as the case may be.” Not paid is not evicted.
A carve-out worth knowing. Section 7(1) switches off sections 52, 54 and 55 for certain social and public housing units. It does not switch off section 53. In those units the compensation obligation disappears and the right of first refusal survives.
The right of first refusal, and what changes on 21 September 2026
Under section 53 as it reads today, a tenant who wants to come back after the work has to give the landlord notice in writing before vacating, must keep the landlord informed in writing of any change of address, and may reoccupy “at a rent that is no more than what the landlord could have lawfully charged if there had been no interruption in the tenant’s tenancy.” That is the whole of the tenant’s protection: a one-line duty on the tenant, and nothing at all on the landlord.
On 21 September 2026 that changes. e-Laws carries the note: “On September 21, 2026, the day named by order of the Lieutenant Governor in Council, section 53 of the Act is amended by adding the following subsections”. The new subsection 53(2.1) puts three duties on the landlord, each to be discharged “without delay”:
- Notify the tenant in writing of the estimated date the unit will be ready, after receiving the tenant’s notice.
- Notify the tenant in writing of any change to a previously estimated date, after becoming aware of it.
- Notify the tenant in writing once the unit is ready for occupancy.
And new subsection 53(2.2) gives the tenant at least 60 days after the unit is ready to exercise the right.
The two subsections have different triggers, and this is the detail that will catch people out. Subsection (2.1) attaches to tenant notices given on or after 21 September 2026. Subsection (2.2) attaches to units that become ready for occupancy on or after that date. So a tenancy terminated in 2025, with the work finishing in October 2026, picks up the 60-day window even though the tenant’s notice long predates the amendment.
Two more changes land the same day, in section 57.1. New subsection 57.1(1.1) deems a landlord who fails to comply with 53(2.1) or (2.2) “to have failed to afford a former tenant a right of first refusal” — which converts an administrative slip into a compensable claim. And the limitation period is rewritten.
| Application | To 20 September 2026 | From 21 September 2026 |
|---|---|---|
| s.57 bad faith, including the s.50 ground | 1 year after the former tenant vacated (s.57(2)) | Unchanged — still 1 year |
| s.57.1 failure to afford the right of first refusal | 2 years after the former tenant vacated | The later of the second anniversary of vacating, or six months after the repairs or renovations are completed |
Subsections 57.1(2.1) and (2.2) are repealed the same day, 57.1(3) is replaced with a transition rule for pending applications, and a new 57.1(4) lets a tenant whose earlier application was dismissed for lateness make a fresh application under the new limitation period. Both applications are brought on Form T5, at $53, or $48 through the Tribunals Ontario Portal.
The Government of Ontario’s own consumer page, “Renting in Ontario: your rights” (updated 2 July 2026), still says a tenant “has two years to file a claim” for a failed right of first refusal. That is section 57.1(2) as it currently reads and it becomes incomplete on 21 September 2026. Read the statute, not the summary.
Permits: the rule is at the order stage, not the notice stage
This is the most common misunderstanding in Ontario renoviction writing. The Act does not require a landlord to hold a building permit before serving an N13. The permit test bites later, at the Board, under section 73:
“73 (1) The Board shall not make an order terminating a tenancy and evicting the tenant … unless it is satisfied that, (a) the landlord intends in good faith to carry out the activity …; and (b) the landlord has, (i) obtained all necessary permits or other authority …, or (ii) has taken all reasonable steps to obtain [them] … if it is not possible to obtain the permits or other authority until the rental unit is vacant.”
Section 73(2) lets the Board weigh “any evidence the Board considers relevant that relates to the landlord’s previous use of notices of termination under section 48, 49 or 50 in respect of the same or a different rental unit.” And section 71.1(3) forces disclosure of it: the landlord must state in the application whether they have given any other s.48, s.49 or s.50 notice in the two years before filing, with the date, the address and, for s.48 and s.49, the intended occupant. Section 71.1(4): the Board “shall refuse to accept the application for filing” if that is not done.
The report everybody thinks is required, and is not
In 2023 the legislature passed a requirement that an N13 for repairs or renovations be accompanied by a report from a qualified person stating that the work is so extensive that it requires vacant possession, with a companion rule that failure “renders the notice void”. It is real, it is drafted, and as at 1 September 2026 it is not in force.
| Provision | What it would do | Status on e-Laws |
|---|---|---|
| Replacement s.50(3)(b) | N13 for repairs must be accompanied by a qualified person’s report | “On a day to be named by proclamation” — not in force |
| New s.50(3.1) | Failure to meet 50(3)(b) renders the notice void | Not in force |
| New s.73(4) | Board “shall consider but is not bound by” that report | Not in force |
| New s.241.1(1) para. 3.1 | Power to prescribe who counts as qualified | Not in force |
The enabling regulation power is itself unproclaimed, and O. Reg. 516/06 as consolidated to 21 July 2026 contains no provision prescribing qualifications for clause 50(3)(b). There is at present no such thing as a provincially qualified person for a renoviction report in Ontario. Anyone who tells you the province requires an engineer’s report with an N13 is describing a law that has not been turned on.
Which makes the next section the important one, because Toronto requires exactly that report — under its own by-law, with its own definition of who may write it.
Toronto’s Rental Renovation Licence — the layer that actually bites in Etobicoke
City of Toronto By-law 53-2025 adopted Municipal Code Chapter 662, Licensing of Rental Renovations. It was enacted on 5 February 2025 and section 3 states that it “shall come into force on July 31, 2025.” The City’s own page confirms enforcement began that day and “applies where N13 notices are issued on or after that date.”
Scope, in the City’s words: a licence is required where an N13 is issued to perform repairs or renovations requiring vacant possession, “even if the tenant intends to return”, and “a separate licence is required for each rental unit”. Also, and this trips people up: “The Rental Renovation Licence Bylaw does not apply to demolitions” — those go through Chapter 667, Rental Housing Demolition and Replacement.
The clock
| Step | Deadline | Source |
|---|---|---|
| Apply for the licence | Within 7 days of delivering the N13 | Ch. 662-2.1.A(1) |
| City issues a Tenant Information Notice | Within 2 business days of a complete application | City of Toronto, information for landlords |
| Post the notice on the unit door | Within 5 calendar days of receiving it, and keep it posted | City of Toronto |
| Email the City a photograph of the posted notice | Within 14 days of posting | City of Toronto |
| Notification period then runs | 14 days | City of Toronto |
| Start any renovation work | Not until the licence is issued | Ch. 662-2.1.A(2) |
| Licence term | 12 months from issuance | City of Toronto |
| Ownership changes during the work | New landlord must notify the City within 14 days | City of Toronto |
What must be filed
Chapter 662-2.2 requires the application form (with the current rent charged, the tenancy start date, the number of bedrooms, a description of the work and an anticipated completion date), the fee, a copy of the N13, a copy of the building permit, and — the point of difference — “a copy of a report prepared by a Qualified Person stating that the repairs or renovations are so extensive or present such a danger to the health and safety of the occupant that they require vacant possession.”
The City defines who that is: “A qualified person must be licensed by the Ontario Association of Architects (OAA) or Professional Engineers Ontario (PEO). In some cases, the City may also accept a report from another qualified professional approved by the Chief Building Official if certain work, like asbestos removal, requires vacant possession.”
So in Toronto the unproclaimed provincial rule already exists in substance, imposed municipally. A landlord serving an N13 for renovations on an Etobicoke unit needs a building permit and an OAA or PEO report within seven days of service — not because the Residential Tenancies Act says so, but because Chapter 662 does.
The money
The application fee in By-law 53-2025 was $700.00 per rental unit with annual adjustment. The City’s current published fee table gives, for “Fee Effective January 1st, 2026”, a Rental Renovation Licence Application Fee of $728.00 per unit. It is waived for licensed multi-tenant housing operators meeting 662-2.2.D.
Tenant compensation under 662-2.4 comes in two forms and is in addition to the provincial compensation under section 52 or 54.
| Payment | Amount | When |
|---|---|---|
| Moving expense, one or fewer bedrooms | $1,500 | One-time |
| Moving expense, two or more bedrooms | $2,500 | One-time |
| Rent gap, tenant returning | Average market rent minus current rent | Paid 7 calendar days before the first of each month during the work |
| Lump sum, tenant not returning | Monthly rent gap × 3 months, plus the moving expense | One-time |
The moving expense figures are indexed each calendar year to the Statistics Canada Toronto Consumer Price Index (All Items) under 662-2.4. The “average market rent” is the greater of the CMHC survey zone grouping post-2015 average and the CMHC city-wide post-2015 average. The City publishes the zone figures. Etobicoke is in the “Rest of Toronto” zone.
| Zone | Studio | One bedroom | Two bedrooms | Three or more |
|---|---|---|---|---|
| Downtown zone | $1,986 | $2,551 | $3,569 | $4,860 |
| Rest of Toronto (Etobicoke, North York, Scarborough, York, East York) | $1,962 | $2,502 | $3,315 | $4,059 |
City of Toronto, “2026 Average Market Rent by Unit Type”, page date modified 25 May 2026. The City states the figures come from CMHC data for units built since 2015 and are “updated every winter”, and that a room in a multi-tenant house takes the studio figure.
Two discrepancies in the City’s own material, and you should know about both. First, 662-2.4.D(1) as printed in By-law 53-2025 sets the lump sum as the average market rent multiplied by three months and omits the “minus current rent” step that appears in C(1). The City administers it as a rent gap: its own Schedule C declaration form computes “Monthly Rent Gap” then “Multiply by 3 months”, and its tenant page says to subtract current rent and multiply the result by three. I could not locate a consolidated Chapter 662 on toronto.ca to confirm whether a later amending by-law has corrected the printed text, so verify D(1) against the current consolidation before you rely on it. Second, the City’s tenant page worked example uses a one-bedroom market rent of $2,459, which contradicts the $2,502 in the table on the same page. Use the table.
The penalties
Chapter 662-4.1 is unusually severe for a municipal licensing by-law. Contravening the chapter, or failing to comply with a licence including its tenant accommodation or compensation plan, carries a fine of no more than $100,000. Directors and officers who concur in a corporate contravention are individually liable to the same maximum. Anyone who “gains an economic advantage from contravening this chapter shall be liable to a special fine in an amount equal to the fair market value of the economic advantage obtained.” Knowingly providing false information in an application is a separate offence. And each offence is designated a continuing offence with a maximum of $10,000 for each day or part of a day — the by-law states expressly that “the total of all of the daily fines imposed for each offence may exceed $100,000.”
Issued licences and the associated building permit information appear on a public registry through the City’s Building Permit Application and Inspection Status tool, within 24 to 48 hours of an application being accepted.
If you are buying a small apartment building in Etobicoke with tenants in place and a plan to renovate, the public registry is a free due-diligence tool. Search the address before you sign. An N13 served by the current owner that never produced a licence is a live compliance problem you inherit, and Chapter 662 lets a licence transfer to a new owner — which means the obligations transfer too.
Bad faith: what it costs, and the presumption that does not apply
Section 57(1)(c) lets a former tenant apply where the landlord gave a s.50 notice in bad faith, the tenant left because of it, and the landlord “did not demolish, convert or repair or renovate the rental unit within a reasonable time”. The remedies in section 57(3) are cumulative:
- The increased rent the former tenant has incurred or will incur, for a one-year period after vacating.
- General compensation of up to 12 months of the last rent charged, available whether or not the tenant incurred any actual expense.
- Reasonable out-of-pocket moving, storage and like expenses.
- An abatement of rent.
- An administrative fine payable to the Board of “not exceeding the greater of $10,000 and the monetary jurisdiction of the Small Claims Court” — which, since 1 October 2025, means $50,000.
- Any other order the Board considers appropriate.
Section 57(4) removes issue estoppel outright: the Board “may find that the landlord gave a notice of termination in bad faith despite a previous finding by the Board to the contrary.” An eviction order granted on an N13 does not immunise the landlord later.
There is no bad-faith presumption for an N13. The rebuttable presumptions in section 57(5) apply only to clause (1)(a), which is the section 48 own-use ground. The new presumption arriving on 21 September 2026, subsection 57(6.1), is also expressly “for the purposes of an application under clause (1)(a)”. Nothing equivalent exists for section 50, in force or pending. On an N13 the former tenant still carries the burden.
Separately from the Board, the offence provisions bite. Section 233 makes it an offence to fail to afford a right of first refusal contrary to section 53, to recover possession without complying with sections 52, 54 or 55, or to obtain possession improperly by giving a notice in bad faith. Section 238 sets the maximum fine at $100,000 for an individual and $500,000 for a corporation — raised from $50,000 and $250,000 with effect from 1 July 2026. Complaints go to the Rental Housing Enforcement Unit, not the Board.
One more 21 September change that runs the other way
A new section 8.4 of O. Reg. 516/06 arrives on 21 September 2026 and restricts when the Board may postpone enforcement of an eviction order under clause 83(1)(b). Read carefully, it is asymmetric:
| Application type | Test for postponing enforcement from 21 September 2026 |
|---|---|
| Based on a notice under s.48, 49 or 50 (N12 and N13) | The Board must be satisfied it “would not be unfair to the landlord or other tenants” |
| Any other application | Not unfair and there are “compelling grounds” to postpone |
In other words, on an N13 file a postponement is subject to the lower of the two thresholds. The Board can also postpone on any file with the landlord’s consent. This is one of the few 21 September changes that moves in the tenant’s direction, and it is being almost entirely overlooked.
What the published numbers do and do not say
There is no published Ontario dataset broken out by N13. None. Anyone quoting you an N13 volume, an N13 success rate or a renoviction bad-faith rate for Ontario is estimating. What exists is this, from the Tribunals Ontario 2024-2025 annual report, for the fiscal year ended 31 March 2025:
| Measure | 2024-2025 | 2023-2024 | 2022-2023 |
|---|---|---|---|
| L2 applications received (terminate for other reasons and evict) | 15,838 | 16,677 | 15,354 |
| L1 applications received (non-payment) | 45,435 | 41,386 | 37,690 |
| Total landlord applications received | 77,039 | 72,452 | 64,450 |
| T5 applications received (bad faith notice of termination) | 941 | 1,113 | 1,067 |
| Total tenant applications received | 10,397 | 9,420 | 8,455 |
Do not treat either figure as a renoviction number. L2 captures every non-arrears landlord termination application — N5, N6, N7, N8, N12 and N13 alike. T5 is the vehicle for both section 57 bad faith (under s.48, s.49 or s.50) and section 57.1 right-of-first-refusal failures. Neither is split by notice type, and both count applications received, not outcomes. Tribunals Ontario publishes nothing at all on bad-faith findings or success rates.
The most recent quarterly e-File data, for 1 April to 30 June 2026, shows 3,532 L2 applications received across all filing methods. The workbook itself notes that numbers are subject to change.
The documents that have not caught up
Worth knowing before you rely on any of them:
| Document | Version or date | Problem |
|---|---|---|
| LTB Form N13 | v. 01/04/2022 (footer) | No mention of the 53(2.1) or (2.2) duties or the 60-day window starting 21 September 2026 |
| N13 instructions | 28 July 2020 | Same gap; its compensation summary will be materially incomplete from 21 September 2026 |
| LTB Interpretation Guideline 12 | 1 September 2021 | Describes the administrative fine as capped at the Small Claims jurisdiction, omitting the “greater of $10,000 and” wording added in 2020 |
| ontario.ca “Renting in Ontario: your rights” | Updated 2 July 2026 | Still states a flat two-year limitation for right-of-first-refusal claims |
As at 1 September 2026 the LTB forms page still links to the same N13 PDF and the same 2020 instructions, and I found no Tribunals Ontario page, brochure or notice specifically about renovictions or about the 21 September 2026 amendments.
The other Ontario municipalities
| Municipality | Instrument | In force | Fee | Municipal compensation |
|---|---|---|---|---|
| Toronto | Municipal Code Ch. 662, By-law 53-2025 | 31 July 2025 | $728.00 per unit (2026) | Rent gap plus $1,500 / $2,500 moving expense |
| Hamilton | Renovation Licence and Relocation By-law 24-055 | 1 January 2025 | $715, plus $125 annual renewal | Rent gap plus $1,500 / $2,500, or a paid insured mover |
| London | Rental Unit Repair Licence, Schedule 23 of the Business Licensing By-law | 1 March 2025 | $600.00 per unit, valid 180 days | None — RTA compensation only |
| Oakville | Rental Housing Protection By-law | 10 July 2023 | Not verified | A demolition and conversion permit regime for six or more units, not a renovation licence |
| Kitchener | Drafting | Draft expected Q1 2026 | — | — |
| Waterloo | Framework directed | Not in force | — | — |
| Ottawa | Listed under “current by-law reviews” | Under review, not in force | — | — |
Hamilton is the strictest on timing and the loosest on transparency: landlords apply within seven days of serving the N13 and must provide a Tenant Rights and Entitlement Package, but the City deliberately does not publish its average market rent figures — you have to email for them. It also imposes a 120-day deadline for a tenant to notify the landlord they want to return, which has no equivalent in the Act: section 53(2) requires only notice “before vacating”. A Hamilton tenant who misses the municipal 120 days may lose the by-law entitlements while keeping the statutory right of first refusal.
London goes further than the province in one respect: “A building permit is required before applying for a Rental Unit Repair Licence … Do not issue an N13 Notice until you have a Building Permit in hand.” Its penalties are administrative rather than prosecutorial, from $250 to $2,500.
Burlington. I could not find any Burlington renoviction or rental renovation licence by-law, and Burlington does not appear in the City of Guelph’s comparative table of Ontario renoviction by-laws. If you have been told Burlington has one, you may be thinking of Oakville, whose Rental Housing Protection By-law is a demolition and conversion permit regime for buildings of six or more units. Do not assume either way — check with the municipality.
If you own or are buying an Etobicoke rental
Five things I would want on the table before anyone signs anything.
- Count the units in the residential complex. Five is the line for three months against one month. It is the complex, not the building on title, and a severance in the last two years keeps the higher figure alive under section 55.
- Search the public registry. Toronto publishes issued Rental Renovation Licences and the associated permit information. An N13 with no licence behind it is a defect you can price.
- Assume the permit and the OAA or PEO report are needed up front, even though the province has not proclaimed its version. In Toronto they are, within seven days of serving.
- Budget the municipal layer separately. On a two-bedroom Etobicoke unit renting well below market, the rent-gap payments plus the $2,500 moving expense plus the $728 licence can exceed the provincial three months’ rent on their own.
- Diary 21 September 2026. If the work finishes after that date and a tenant gave notice under section 53(2), the 60-day re-occupancy window and the written-notification duties apply, and failing them is now deemed a failure to afford the right of first refusal.
The honest summary: the province wrote a strong renoviction rule in 2023 and has not turned the central part of it on. The cities did it instead, unevenly, with real fines. In Etobicoke the binding document is a Toronto by-law, not the Residential Tenancies Act — and it is the one nobody reads.
Own an Etobicoke rental and thinking about an N13, or holding one you have been served?
Before anyone serves anything, the arithmetic is worth doing: the provincial compensation, the Toronto rent-gap and moving payments, the $728 a unit, the permit and report cost, and the months of vacancy against what the renovation is actually expected to return. Sometimes the numbers say renovate around the tenancy, sometimes they say sell as-is, and sometimes they say the plan works. Send me the address and the unit mix and I will lay all three out for you. No cost and no obligation, and if the answer is that you need a paralegal rather than an agent I will tell you that.
connect@jatindua.com · 437-987-1925 · Book a free consultation
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Frequently asked questions
How much notice does an N13 require in Ontario?
At least 120 days, under section 50(2) of the Residential Tenancies Act, and the termination date must fall on the last day of a rental period or, for a fixed term, at the end of the term. It is the same 120 days for all three grounds: demolition, conversion and repairs or renovations. The one exception is section 164(1): where the tenant owns a mobile home or a land lease home, the termination date must be at least one year after the notice is given. If the notice is mailed, add five days for delivery before the 120 starts running; by courier, add one business day.
How much compensation does a landlord have to pay on an N13?
It depends on the size of the residential complex and on whether the tenant gave written notice that they want to move back in. For demolition or conversion, section 52 requires three months’ rent where the complex has at least five residential units and one month’s rent where it has fewer, or another rental unit acceptable to the tenant. For repairs or renovations, section 54 sets four cases: three months’ rent (five or more units, no notice to return); rent for the lesser of three months and the period the unit is under repair (five or more units, notice given); one month’s rent (fewer than five units, no notice); and rent for the lesser of one month and the repair period (fewer than five, notice given). Section 55 keeps the three-month figure alive for two years after a severance. Section 55.1 requires payment no later than the termination date in the notice.
Does a landlord need a building permit before serving an N13?
Not under the Residential Tenancies Act. The permit test is in section 73 and applies at the order stage: the Board shall not make an eviction order unless satisfied the landlord intends in good faith to do the work and has obtained all necessary permits, or has taken all reasonable steps to obtain them if that is not possible until the unit is vacant. Municipally it is different. Toronto requires a copy of the building permit with the licence application, which is due within seven days of serving the N13. London goes further and tells landlords not to issue an N13 until the building permit is in hand.
Is the qualified person report required with an N13 in Ontario?
Not provincially, as at 1 September 2026. The replacement subsection 50(3)(b) requiring a report from a person with prescribed qualifications, the companion subsection 50(3.1) making a non-compliant notice void, the new subsection 73(4) telling the Board to consider it, and the regulation-making power to prescribe who is qualified are all recorded on e-Laws as coming into force on a day to be named by proclamation, and none has been proclaimed. O. Reg. 516/06 as consolidated to 21 July 2026 prescribes no qualifications. In Toronto a report is nonetheless required, by municipal by-law, from a person licensed by the Ontario Association of Architects or Professional Engineers Ontario.
What is the Toronto Rental Renovation Licence and does it apply in Etobicoke?
Yes, it applies throughout the City of Toronto, which includes Etobicoke. City of Toronto By-law 53-2025 adopted Municipal Code Chapter 662, in force 31 July 2025, applying to N13 notices issued on or after that date for repairs or renovations requiring vacant possession. A separate licence is required for each rental unit, even where the tenant intends to return. The landlord must apply within seven days of delivering the N13, and must not carry out any work until the licence is issued. The application fee effective 1 January 2026 is $728.00 per unit. The by-law does not apply to demolitions, which go through Chapter 667 instead.
How much does Toronto require a landlord to pay a tenant under the renoviction by-law?
Two things, on top of the provincial compensation. A moving expense of $1,500 for a unit with one or fewer bedrooms and $2,500 for two or more, indexed annually to the Toronto Consumer Price Index. And a rent gap: the greater of the CMHC survey zone and city-wide post-2015 average market rents, less the tenant’s current rent, paid seven calendar days before the first of each month while the work is under way. Where the tenant is not returning it becomes a lump sum of the monthly rent gap multiplied by three, plus the moving expense. For 2026 the City publishes average market rents for the Rest of Toronto zone, which includes Etobicoke, of $1,962 for a studio, $2,502 for a one bedroom, $3,315 for a two bedroom and $4,059 for three or more.
What are the penalties for breaching the Toronto renoviction by-law?
Chapter 662-4.1 sets a maximum fine of $100,000 for contravening the chapter or failing to comply with a licence, including its tenant accommodation or compensation plan. Directors and officers who concur in a corporate contravention face the same maximum personally. Anyone who gains an economic advantage from a contravention is additionally liable to a special fine equal to the fair market value of that advantage. Knowingly providing false information in an application is a separate offence. Each offence is a continuing offence with a maximum of $10,000 for each day or part of a day, and the by-law states expressly that the total of the daily fines may exceed $100,000.
What changes for renovictions on 21 September 2026?
Two things in the right of first refusal and one in enforcement. New subsections 53(2.1) and (2.2) require the landlord, without delay, to tell the tenant in writing the estimated date the unit will be ready, to tell them of any change to that estimate, and to tell them once it is ready, and to give the tenant at least 60 days after the unit is ready to exercise the right. New subsection 57.1(1.1) deems a landlord who fails those duties to have failed to afford the right of first refusal, and the limitation period in 57.1(2) becomes the later of two years after vacating or six months after the work is completed. Separately, new section 8.4 of O. Reg. 516/06 restricts postponement of enforcement, but applies the lower of its two tests to applications based on notices under sections 48, 49 and 50.
Can a tenant claim if a landlord gives an N13 in bad faith?
Yes, on Form T5, under section 57(1)(c), where the landlord gave a section 50 notice in bad faith, the tenant vacated because of it and the landlord did not demolish, convert, repair or renovate within a reasonable time. The application must be made within one year of vacating, and that one-year limit is not changing on 21 September 2026. The remedies in section 57(3) include the increased rent for a one-year period, general compensation of up to 12 months of the last rent charged, out-of-pocket moving and storage costs, an abatement, and an administrative fine payable to the Board of up to the greater of $10,000 and the Small Claims Court jurisdiction, which has been $50,000 since 1 October 2025. Note that the rebuttable bad-faith presumptions in section 57(5), and the new one arriving on 21 September 2026, apply only to section 48 own-use notices, not to section 50.
How many N13 applications does the LTB receive?
Nobody knows, because it is not published. Tribunals Ontario reports applications by form, not by notice type. For 2024-2025 it received 15,838 L2 applications, but L2 covers every non-arrears landlord termination application including N5, N6, N7, N8, N12 and N13. It received 941 T5 applications, but T5 covers bad faith under sections 48, 49 and 50 as well as right-of-first-refusal failures under section 57.1. There is no N13 split, no outcome data and no published bad-faith finding rate. Treat any specific N13 statistic you are shown as an estimate unless it comes with a citation.
Do other Ontario municipalities have renoviction by-laws?
Several do. Hamilton was first, with By-law 24-055 in effect 1 January 2025: apply within seven days, $715 licence with a $125 annual renewal, rent gap plus $1,500 or $2,500 moving compensation, and fines up to $10,000 for individuals and $50,000 for corporations. London’s Rental Unit Repair Licence took effect 1 March 2025: $600 per unit, valid 180 days, building permit required before the N13 is issued, administrative penalties from $250 to $2,500, and no municipal compensation regime. Toronto followed on 31 July 2025. Oakville has had a Rental Housing Protection By-law since 10 July 2023, but that is a demolition and conversion permit regime for buildings of six or more units rather than a renovation licence. Kitchener and Waterloo have directed staff to draft one, and Ottawa lists a rental renovation licence by-law under current by-law reviews, which means it is not in force.
Related reading
- Everything that changes in Ontario tenancy law on 21 September 2026
- LTB wait times: the published numbers, not the repeated ones
- You have an eviction order and the tenant is still there
- Unpermitted work and open building permits in Ontario
- Tenant rights when the rental unit is sold
Sources
Every figure on this page traces to one of these, and each was read on 1 September 2026. Primary sources only — statute, regulation, and the government or agency that administers the rule. Where I could not verify something from a primary source, the page says so instead of guessing.
- Residential Tenancies Act, 2006, S.O. 2006, c. 17. Government of Ontario e-Laws, consolidated text read 1 September 2026 through the e-Laws JSON API. Consolidation period from 1 July 2026; last amendment 2025, c. 14, Sched. 12. The consolidation carries twenty-eight not-yet-in-force amendment notes dated 21 September 2026, each in the form “Note: On September 21, 2026, the day named by order of the Lieutenant Governor in Council…” Accessed 1 September 2026.
- O. Reg. 516/06, General, under the Residential Tenancies Act, 2006. Government of Ontario e-Laws, consolidation period 21 July 2026, last amended by O. Reg. 241/26. Carries seven not-yet-in-force notes dated 21 September 2026, adding sections 8.1 to 8.4 and a new Part II.1. Accessed 1 September 2026.
- O. Reg. 241/26, amending O. Reg. 516/06. Government of Ontario e-Laws. Header states made 16 July 2026, filed 21 July 2026, published in The Ontario Gazette 8 August 2026. Section 9 sets commencement for sections 1 to 7 at the latest of 21 September 2026, the day the corresponding section of Schedule 12 to the Fighting Delays, Building Faster Act, 2025 comes into force, and the day the regulation is filed. New section 8.1 defines persistent failure to pay rent, 8.2 sets the test for setting aside an ex parte order, 8.3 sets the section 82 payment deadline at seven days before the hearing, and 8.4 limits postponement of enforcement. Accessed 1 September 2026.
- Helping Homebuyers, Protecting Tenants Act, 2023, S.O. 2023, c. 10, Schedule 7. Government of Ontario e-Laws source law, assented to 8 June 2023. Schedule 7 amends the Residential Tenancies Act, 2006, including new subsections 53(2.1) and (2.2) on notifying a tenant of the estimated ready date, new subsection 57(6.1) on the bad faith presumption, and new subsections 57.1(1.1) and (2) on deemed failure to afford a right of first refusal and the extended limitation period. Accessed 1 September 2026.
- Form N13, Notice to End your Tenancy Because the Landlord Wants to Demolish the Rental Unit, Repair it or Convert it to Another Use (PDF). Landlord and Tenant Board, Tribunals Ontario. The version stamp printed in the footer of page 1 is v. 01/04/2022; the PDF metadata gives a creation date of 19 July 2017 and a modification date of 13 May 2022. Read 1 September 2026. The form does not mention the subsection 53(2.1) and (2.2) duties that begin on 21 September 2026. Accessed 1 September 2026.
- Instructions for Form N13 (PDF). Landlord and Tenant Board, Tribunals Ontario, dated 28 July 2020 on the contents page. States that the termination date must be at least 120 days after the notice is given and on the last day of a rental period, that the notice cannot be given by posting it on the door, that the landlord must apply no later than 30 days after the termination date, and that compensation must be paid on or before the termination date. Accessed 1 September 2026.
- Interpretation Guideline 12, Eviction for Personal Use, Demolition, Repairs and Conversion. Landlord and Tenant Board, Tribunals Ontario, dated 1 September 2021 at the foot of the page. Read 1 September 2026. It states the two year limitation for a right of first refusal application and describes the administrative fine as not exceeding the monetary jurisdiction of the Small Claims Court, omitting the greater of $10,000 wording added in 2020. Treat it as a 2021 snapshot. Accessed 1 September 2026.
- Forms, filing and fees — Landlord and Tenant Board (T5 and L2 fees). Tribunals Ontario, read 1 September 2026. Publishes the filing fee for a T5 application at $53, or $48 through the Tribunals Ontario Portal, and for an L2 application at $201, or $186 through the Portal. Accessed 1 September 2026.
- City of Toronto By-law 53-2025, adopting Municipal Code Chapter 662, Licensing of Rental Renovations (PDF). City of Toronto. Enacted and passed 5 February 2025 on the authority of Planning and Housing Committee Item PH16.4 adopted by Council on 13 and 14 November 2024. Section 3 states that the by-law comes into force on 31 July 2025. Contains the licence requirement in 662-2.1, the application contents in 662-2.2, the compensation formulas in 662-2.4 and the penalties in 662-4.1. Accessed 1 September 2026.
- Renovictions by-law: information for landlords — City of Toronto. City of Toronto, page date modified 9 July 2026. States that enforcement began on 31 July 2025 and applies where N13 notices are issued on or after that date, that a separate licence is required for each rental unit, that the by-law does not apply to demolitions, that a qualified person must be licensed by the Ontario Association of Architects or Professional Engineers Ontario, and that the application fee effective 1 January 2026 is $728.00 per unit. Accessed 1 September 2026.
- Renovictions by-law: information for tenants — City of Toronto. City of Toronto, page date modified 25 May 2026. Publishes the 2026 Average Market Rent by Unit Type table for the two rent assistance zones, drawn from Canada Mortgage and Housing Corporation data for rental units built since 2015, and states the figures are updated every winter. The worked example on the page uses a one bedroom market rent of $2,459, which does not match the $2,502 in the page’s own table. Accessed 1 September 2026.
- Joint Declaration of Owner/Operator and Tenant, Rental Renovation Licence (PDF) — City of Toronto. City of Toronto. Schedule C, Lump Sum Compensation under 662-2.4.B(3), computes the payment as the CMHC average market rent less the current rent to give a monthly rent gap, multiplied by three months, plus the moving expense. Accessed 1 September 2026.
- Renovation Licence and Relocation By-law — City of Hamilton. City of Hamilton, page date modified 8 May 2026. States that By-law 24-055 came into effect on 1 January 2025, that landlords must apply within seven days of serving an N13, that the licence fee is $715 with a $125 annual renewal, that moving compensation is $1,500 for a bachelor or one bedroom and $2,500 for two or more bedrooms, and that penalties include a $400 administrative penalty and by-law fines up to $10,000 for individuals and $50,000 for corporations. Accessed 1 September 2026.
- Rental Unit Repair Licence By-law, landlord information — City of London. City of London, last modified 1 May 2025. States that the licence is Schedule 23 of the Business Licensing By-law, in effect as of 1 March 2025, that a building permit is required before applying and a landlord should not issue an N13 until the permit is in hand, that application must be made within seven days of issuing the N13, that the fee is $600.00 per unit and the licence is valid for six months, and that demolition and conversion N13s are not covered. Accessed 1 September 2026.
- Council approves renoviction by-law changes to support tenants’ rights — City of London. City of London newsroom, 24 September 2024. States that the Rental Unit Repair Licence costs $600 per unit, is valid for 180 days from issuance, and that administrative monetary penalties for non-compliance range from $250 to $2,500 and can be escalated where offences are ignored or repeated. Accessed 1 September 2026.
- Attachment 1, Summary of Renoviction By-Laws (staff report attachment) — City of Guelph. City of Guelph. Table 1-A, Status of Program, records Oakville in effect 10 July 2023, Hamilton in effect 1 January 2025, London in effect 1 March 2025, Toronto in effect 31 July 2025, Kitchener drafting with a by-law expected in the first quarter of 2026, and Waterloo directed to begin drafting. It also records approximately $1.8 million and fourteen full time staff allocated to Toronto’s programme in 2026, $942,850 for Hamilton, $330,000 for London and $240,000 for Waterloo. Accessed 1 September 2026.
- Renting in Ontario: your rights — Government of Ontario. Government of Ontario, page updated 2 July 2026. States that the maximum fine under the Residential Tenancies Act can be up to $100,000 for an individual and $500,000 for a corporation, and that where a landlord fails to provide a right of first refusal the tenant has two years to file a claim. That two year statement reflects section 57.1(2) as it currently reads and does not account for the replacement subsection that begins on 21 September 2026. Accessed 1 September 2026.
- Rental housing offences — Government of Ontario. Government of Ontario, read 1 September 2026. Lists as offences giving a notice of termination for a reason known to be untrue, evicting a tenant for major repairs or renovations without compensating them or offering another acceptable place to live, and failing to offer a right of first refusal after major repairs or renovations. Directs complaints to the Rental Housing Enforcement Unit. Accessed 1 September 2026.
- Small claims court: suing someone — Government of Ontario. Government of Ontario, page updated 1 October 2025. States that effective 1 October 2025 the monetary jurisdiction of the Small Claims Court increased from $35,000 to $50,000 and the minimum appealable amount from $3,500 to $5,000, and that a claim above $50,000 must go to the Superior Court of Justice unless the excess is waived. The figures are prescribed by O. Reg. 626/00 as amended by O. Reg. 42/25. Accessed 1 September 2026.
- Tribunals Ontario 2024-2025 Annual Report. Tribunals Ontario, the most recent annual report published as at 1 September 2026. Reports approximately 106,000 cases resolved in calendar 2024 against 83,000 in 2023 and 57,000 in 2022, approximately 109,000 hearings scheduled in 2024, approximately 87,600 new applications received, an active caseload reduced to 41,465 at 31 March 2025 and to 36,689 at 23 September 2025, and 81 full-time and 52 part-time adjudicators at 31 March 2025. Accessed 1 September 2026.
- Open Data — Tribunals Ontario. Tribunals Ontario, read 1 September 2026. Publishes the average number of days from when an application is processed to the first hearing, by application type and office, against a stated performance standard. The file for Q1 2026-2027, covering 1 April to 30 June 2026, reports L1 at 49.5 days against a performance standard of 25 business days, L2 at 57.9 days, L10 at 164.0 days, L5 at 306.2 days, T2 at 172.0 days and T6 at 171.7 days, with all landlord applications averaging 86.2 days and all tenant applications 134.7 days. Accessed 1 September 2026.
About the author — Jatin Dua, Etobicoke real estate agent
I’m the Broker of Record at RE/MAX Quantum Realty, 799 The Queensway in Etobicoke. I write these pages the same way I work a file: read the primary source, quote it, date it, and say plainly where the source is silent or where two sources disagree. If a figure on this page has no citation beside it, that is a mistake and I want to hear about it.
I work with buyers, sellers, renters and investors across Etobicoke, Mimico, Humber Bay Shores, New Toronto, Long Branch, Alderwood and Stonegate–Queensway. connect@jatindua.com or 437-987-1925.