Ontario LTB Notice Forms Guide

Ontario's Landlord and Tenant Board uses a system of numbered forms for almost every formal action a landlord can take. Knowing which form to use — and how to fill it out without voiding it — is one of the highest-leverage skills for condo investors.

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1. Form N1 — Notice of rent increase

Used for guideline rent increases on non-exempt units. Required: 90 days written notice, accurate math, served by a permitted method. The new rent amount must be calculated correctly to the dollar; an error voids the notice.

2. Form N4 — Notice for non-payment

Used to demand payment of arrears, with 14 days to pay or vacate. The arrears amount must be accurate as of the date of the notice. Subsequent rent that becomes due during the 14-day period creates a new arrears situation requiring a separate process.

3. Form N5 — Substantial interference / damage

Used when the tenant or their guests cause significant damage, persistent disturbance, or interference with other occupants. Two-strike system: a first N5 with a 7-day correction window; a second N5 within six months can support eviction without a correction window.

4. Form N6 — Illegal act or misrepresentation

Used when the tenant has committed an illegal act in the unit or knowingly misrepresented their income on the application. Less commonly used than N4/N5/N12 but powerful when applicable.

5. Form N12 — Personal use

Used when the landlord, an immediate family member, or a purchaser intends to occupy the unit. Requires 60 days notice ending on the last day of a rental period, plus one month's rent in compensation paid to the tenant. Bad-faith N12s are heavily penalized.

6. Form N13 — Major repairs / demolition / conversion

Used when the unit will be demolished, converted to non-residential use, or undergo repairs that require vacancy. Requires 120 days notice and meaningful compensation. Less common in condo settings; mostly used in apartment buildings undergoing major work.

7. Service: how to deliver a notice

Permitted service methods for most LTB notices include: hand delivery, mail, leaving with an adult on the premises, sliding under the door, or email if the tenant has agreed to electronic service in writing.

Verbal notice is never sufficient. Service by a method not permitted invalidates the notice. Document service with a photograph, witness, or receipt.

8. Common voiding mistakes

Incorrect math on an N4 (off by even one dollar). Calendar miscount on an N1 (notice given 89 days before instead of 90). Service before the form is fully completed. Paragraph references that don't match the form's section numbers. Each is recoverable — but each costs weeks.

Key Takeaways

- N1 (rent increase): 90 days, must use exact form, math accurate to the dollar
- N4 (non-payment): 14 days, arrears amount must be accurate at notice date
- N5 (interference): 7-day correction window first, then second-strike termination
- N12 (personal use): 60 days + one month compensation, bad-faith penalties severe
- Service by an impermissible method voids any notice