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A landlord can only terminate a tenancy if he/she requires the rental unit for his/her own occupation or for a family member such as a child, or parent of the landlord or the landlord’s spouse. You cannot terminate the tenancy for any other family member to move in. The law does not specify how long you have to reside in the unit after evicting a tenant for own use, the main point is whether you have given the notice in good faith. A tenant does have up to twelve months to file an application against the landlord with the Board if the tenant believes that you gave the notice in bad faith.

A landlord may terminate a tenancy for personal use at the end of a rental period or term using Form N12. It must be served to the tenant 60 days prior to the end of the rental period or term. A landlord and a tenant may agree to terminate earlier than the prescribed notice period using Form N11.

To terminate a tenancy based on the owner or immediate family member moving in, the family member has to be the owner’s spouse, child, or parent or the spouse’s child or parent.

N12 is for residential use only and does not work in such a large corporate landlord setting. N13 is a 120 day notice that can be given for the end of a rental period or lease where the landlord intends to convert the premises to permanent non-residential use. Perhaps this is an option for your lawyer/paralegal to explore since it involves paying compensation of 3 months rent and obtaining permits from the municipality.

If both tenants have leases in place, you will not be able to terminate the lease for your son to move in, that can only be done at the end of the lease term. The only thing you can try is asking if the tenant is willing to terminate the lease early in which case you can have them sign an Agreement to Terminate the Tenancy (Form N11).

An application to the board based on a Form N12 – Notice to Terminate Tenancy for Personal Use may not be successful since Unit B is available to you. What you may want to try is offering Unit B to the tenants in Unit A or procurring an agreement to terminate with some incentive. Here http://www.ltb.gov.on.ca/en/Law/STEL02_111691.html is where you will find more information on how the Member usually looks at these situations. Guideline #7 will give you a better sense of when the Board will use its discretion to delay or refuse eviction. Guideline #12 deals only with the eviction for own use situation, for example, it explains the test to be met is that the landlord must require the unit in good faith, which is closer to “wanting” than “needing” the unit in the eyes of both the Board and the Divisional Court.

A tenancy can only be terminated for own use at the end of the rental period or term. The Form N12 notice you would give the tenant to take back possession of the premises cannot be given until 60 days before the end of the lease term. Therefore, the tenant would have to agree to vacate before you could break the lease and take possession. If the tenant is in agreement, the best way to terminate is both landlord and tenant signing an N11 agreement – available here http://www.ltb.gov.on.ca/en/Forms/STEL02_111348.html – to terminate the tenancy. ANY termination date can be agreed upon and used. In most cases however, the tenant would not sign this without some form of compensation from the landlord (2 or more months rent, for example). If the agreement is signed by all tenants, and the tenant fails to move, then a termination order can be obtained quite quickly by filing an L3 application and affidavit with the Landlord and Tenant Board (available from the same web site).

When there is a fixed term lease agreement, unfortunately the landlord cannot terminate the tenancy based on the reason that the landlord will be moving in. That can only be done at the end of the lease term. All you can do is try to have the tenant agree to terminate the lease early and if she does agree, you would have her sign the Form N11- Agreement to Terminate a Tenancy. If she does not agree to leave and she is causing problems for the other tenants you can proceed to apply to the Board based on the N5 you have given her.

1) If you need the unit for your own personal use you must give the tenant 60 days notice ending on the last day of the rental period and this must be done on a Form N12. 2) The tenant can refuse to leave after being served this notice even if you have given more than the required time. 3) If the tenant refuses to leave you will have to file an application with the Landlord and Tenant Board to obtain an eviction order. 4) The law does not specify how long you have to reside there, the main point is whether you have given the notice in good faith. However, when a tenant is evicted based on this reason the tenant has up to twelve months to file an application against the landlord if the tenant believes that you gave the notice in bad faith. 5) You do not have to re-rent the unit to the same tenant once you are finished using it.

If you serve a notice for landlord’s own use, the termination date must be at least 60 days from the time you give notice *AND* the termination date must coincide with the end of a tenancy period. So, if they pay rent every Monday, the termination date must fall on a Sunday on the N12 notice of termination.

The Residential Tenancies Act is the legislation that governs landlords and tenants in Ontario. Under this law there isn’t a notice the landlord can serve the tenant when the house is put up for sale. The landlord can only serve the form N12 once an Agreement of Purchase and Sale is signed and the purchaser is planning to live in the house. The landlord is not responsible to pay the tenants any difference in rent in these circumstances, as long as there are grounds to terminate the tenancy.

You cannot terminate a tenancy for personal use for anyone else other than the landlord, the landlord’s spouse, child or parent of the landlord or the landlord’s spouse.

A landlord can give a 60 days notice of termination if the unit is required for the landlord’s own use or for the landlord’s spouse, child or parent. This applies if one of the owners require the unit to move in if the landlord is a joint owner, however if it is a corporation the tenancy cannot be terminated for this reason.