09/21/2026
🚨 Ontario’s Residential Tenancies Act changes take effect September 21, 2026.
If you’re a landlord, tenant, investor, buyer or seller dealing with a tenanted property, these updates are worth knowing.
🏠 N4 — Non-payment of rent
The minimum termination period changes from 14 days to 7 days.
🏠 N12 — Landlord’s own use
The usual requirement to provide one month’s rent as compensation may not apply in certain cases where the tenant receives at least 120 days’ notice and the other statutory requirements are met.
This is not a blanket exemption for every N12.
⏰ Persistent late payment
Being more than 7 days late at least 3 times within a 6-month period can constitute persistent late payment.
Other repeated late-payment patterns may also be considered, depending on the facts and the LTB’s assessment.
📋 N12 / T5 applications
A new 60-day period is tied to whether the landlord actually occupies the unit following an N12 and may be relevant in certain T5 bad-faith applications.
🔨 N13 renovations & right of return
Landlords will have additional notice obligations when a tenant has exercised their right to return following qualifying renovations or repairs.
⚖️ LTB procedures
Other amendments affect certain rent-arrears proceedings and what tenants may raise before the Landlord and Tenant Board.
For buyers, sellers and investors, these changes can affect timelines, vacant possession, renovations and how tenanted properties are handled in a transaction.
Before relying on an N4, N12, N13 or other RTA process, make sure you’re using the current legislation, forms, regulations and LTB guidance.
Realtors can help with the real estate and timing side of the transaction. Legal questions should be reviewed with a qualified Ontario landlord-tenant lawyer or paralegal.
Effective September 21, 2026.
For general information only. This is not legal advice.
