An N13 is not the end of your tenancy.
A renovation notice doesn't mean you have to pack tonight. In Ontario you're owed compensation, you can fight an N13 at the Board, and you may have the right to move back in. Here's what's real.
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In 30 seconds, here's what's true
- An N13 is a notice, not an eviction. You don't have to move out on the notice alone — only the Landlord and Tenant Board can order you to leave, after a hearing.
- For a real renovation, an N13 needs at least 120 days' notice, the work must need the unit empty, and it must require a building permit. The end date has to be the last day of your rental period.
- You're owed compensation: in a building with 5 or more units, three months' rent (or another acceptable unit); in a smaller building, one month's rent. It must be paid before the end date.
- You have a right of first refusal — if you tell your landlord in writing that you want to move back, you can return after the work at a rent no higher than you'd otherwise be paying.
- If your landlord acted in bad faith — no real renovation, or they re-rented to someone else — you can file a T5 within one year and the Board can order compensation and fines.
The steps your landlord must follow
Check the N13 for the basics
Look for at least 120 days' notice, an end date on the last day of your rental period, and a clear renovation reason. Ask in writing what the work is and whether a building permit exists.
Say in writing that you want to move back
If you'd like to return after the renovation, tell your landlord in writing before you leave — this locks in your right of first refusal. Keep them updated if your address changes.
Confirm your compensation
You're owed one month's rent (under 5 units) or three months' rent (5+ units), or an acceptable replacement unit — paid before the end date. In Toronto and some cities, extra municipal protections may apply.
Decide whether to dispute it
You can wait and make your case at the Board hearing, where the landlord must prove a genuine renovation needing vacant possession. Get free advice before you agree to move.
Watch for bad faith — and act within a year
If the renovation was a pretext or you weren't allowed back, file a T5 within one year. Start a free PLAIN session to figure out your strongest move.
What to do next
- Confirm the N13 gives at least 120 days' notice.
- Check the end date is the last day of a rental period.
- Ask in writing what work is planned and whether a permit exists.
- If you want to return, tell the landlord in writing before leaving.
- Confirm your compensation (1 or 3 months' rent) is paid before you go.
- Check whether your city has extra renoviction protections.
- Keep every notice, letter, and message.
- Start a free PLAIN session to plan a dispute or a T5.
Common myths
| Myth | Reality |
|---|---|
| I have to move out as soon as I get an N13. | No. You only have to leave if the Board orders it after a hearing. The notice by itself can't remove you. |
| I don't get any compensation for a renoviction. | You do — one month's rent in smaller buildings, three months' in buildings with 5+ units, or an acceptable replacement unit. |
| Once I leave for a renovation, I can't move back. | You have a right of first refusal. Tell the landlord in writing you want to return, and you can come back at a rent no higher than otherwise allowed. |
| The landlord can just say they're renovating and I have to go. | They must prove a genuine renovation that needs the unit empty and a building permit. From July 1, 2026, they also need a qualified person's report or the N13 is void. |
| If I get an N13, the rent on my old unit can jump when I return. | No. If you exercise your right of first refusal, you return at a rent no higher than what you would have paid with no interruption. |
| There's nothing I can do if the landlord faked the renovation. | You can file a T5 for a bad-faith notice within one year. The Board can order compensation and fines. |
| Compensation can be paid after I move out. | It has to be paid on or before the termination date in the notice. |
| Cities have no role — it's all provincial. | Some cities add protections. Toronto requires landlords to get a renovation licence and offer tenant supports on top of the provincial rules. |
Last reviewed June 2026
Written and reviewed by the founder of PLAIN, checked against primary government and legal sources. How we research these guides
Sources
- Residential Tenancies Act, 2006 — ss. 50–57 (N13, compensation, right of first refusal, bad faith)
- Tribunals Ontario — LTB Interpretation Guideline 12 (demolition, repairs, conversion)
- City of Toronto — Renovictions by-law and tenant information
- Steps to Justice — Eviction for renovations or repairs (N13)
PLAIN gives legal information, not legal advice. It is not a substitute for a lawyer or paralegal — and we'll point you to free ones. Laws change; we review these pages regularly, but always confirm current rules with the Landlord and Tenant Board.
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