Ontario Tenancy Notice Calculator
Find the earliest termination date an Ontario notice can give (N4, N5, N7, N8, N12, N13 or a tenant's N9), whether an N12 landlord's-own-use notice owes a month's rent under the rules in force since September 21, 2026, and the earliest date and maximum amount of a rent increase. Free, and calculated in your browser.
Choose a date.
A notice from the landlord does not make a tenant leave. If the tenant stays, the landlord must apply to the Landlord and Tenant Board, and only a Board order enforced by the Sheriff can remove a tenant.
Ontario rules under the Residential Tenancies Act, 2006, including the Bill 60 changes in force September 21, 2026. General information, not legal advice; RecordingLaw.com is not the Landlord and Tenant Board. Calculated in your browser; nothing you enter is stored.
How the Date Is Counted
Three things decide the earliest valid date. First, when the notice counts as given: the day it is handed over or left in the mailbox, the fifth day after mailing (Residential Tenancies Act s.191(3)), the day after it is given to a courier (or the next day the Board's offices are open, if that day is a weekend or holiday), or the day it is sent by email when the other side has agreed in writing to email service (LTB Rules of Procedure, Rule 3).
Second, the minimum number of days. The Board counts calendar days, leaving out the day the notice is given and including the last day.
Third, for the notices that end a tenancy at the end of a rental period or term (N8, N9, N12, N13), the date must also be the last day of a rental period (for a yearly tenancy, the last day of a yearly period), or the end of the term in a fixed-term lease. If rent is due on the 1st, a period ends on the last day of the month. If rent is due on the 15th, it ends on the 14th.
The Board's own N12 instructions give the example this calculator reproduces: for a monthly tenancy with rent due on the 1st, an N12 handed to the tenant on August 1 can end the tenancy no earlier than September 30. The same notice mailed on August 1 counts as given on August 6, so the earliest date becomes October 31.
Notice Periods at a Glance
| Notice | Minimum notice | End of a rental period? |
|---|---|---|
| N4: rent not paid (s.59) | 7 days | No |
| N5: damage, disturbance, overcrowding (s.62) | 20 days (14 for a second notice, s.68) | No |
| N7: serious safety, wilful damage, or disturbing a landlord in a building with 3 or fewer units (s.63, s.65, s.66) | 10 days | No |
| N8: persistent late payment and similar grounds (s.58) | 60 days (28 for daily or weekly) | Yes |
| N12: landlord, family or purchaser moving in (s.48, s.49) | 60 days (every type of tenancy) | Yes |
| N13: demolition, conversion, major repairs (s.50) | 120 days | Yes |
| N13: tenant owns a mobile or land lease home (s.164) | 1 year | Yes |
| N9: tenant ends a periodic tenancy (s.44, s.47) | 60 days (28 for daily or weekly) | Yes |
| Tenant's early exit after an N12 or N13 (s.48(3)-(4), s.49(4)-(5), s.50(4)-(5)) | 10 days | No |
A tenant has one special option (s.44(5)): notice given by January 1 can end the tenancy on the last day of February, and notice given by February 1 can end it on the last day of March, even though that is fewer than 60 days. The date must still be the end of a rental period or of the lease term.
What Changed on September 21, 2026
Two changes from the Fighting Delays, Building Faster Act, 2025 (Bill 60) took effect on September 21, 2026 and are built into the calculator.
N4 is now 7 days for every tenancy. Before, a monthly or yearly tenant got 14 days and a daily or weekly tenant got 7. The new period applies to notices given on or after September 21, 2026. Paying all the rent owing (including rent that has come due since) on or before the termination date still cancels the notice, and it is also void if the full amount is paid before the landlord files an application with the Board.
N12 for the landlord's own use no longer always costs a month's rent. Under s.48.1(2), no compensation is owed if the notice is given on or after September 21, 2026 and its termination date is at least 120 days after the notice is given and falls at the end of a rental period. With less notice, the landlord still owes one month's rent or another unit the tenant accepts. The exception does not apply when the unit is being sold and the purchaser is moving in: s.49.1 still requires compensation in every case.
For more on the N12 process, see our guide to the N12 form and landlord's own use.
Rent Increases
A landlord needs to give at least 90 days' written notice (s.116), and the increase can take effect no sooner than 12 months after the last increase or the start of the tenancy (s.119). For most units the increase is capped at the guideline for the calendar year the increase takes effect: 2.5% in 2025, 2.1% in 2026 and 1.9% in 2027. The guideline can never be more than 2.5% (s.120), and each year's figure must be published by August 31 of the year before.
The year that counts is the year the new rent starts, not the year the notice is given. A notice given in September 2026 for an increase starting January 1, 2027 is capped at 1.9%.
Units in a building, addition, mobile home park or land lease community where no part was lived in on or before November 15, 2018 are exempt from the guideline (s.6.1). The 12-month rule and the 90-day notice still apply to them.
Frequently Asked Questions
How much notice does a landlord need to give for an N12 in Ontario?
At least 60 days, whatever the type of tenancy, and the date must be the last day of a rental period or the end of a fixed term. If the notice is mailed, it counts as given 5 days after mailing, which can push the earliest date out by a month.
Does a landlord still have to pay one month's rent for an N12?
For the landlord's or a family member's own use, not if the notice was given on or after September 21, 2026 and the termination date is at least 120 days away and at the end of a rental period. With less notice, or when a purchaser is moving in, one month's rent (or another unit the tenant accepts) is still owed.
How long does a tenant have after an N4 in Ontario?
For notices given on or after September 21, 2026, the termination date can be as soon as 7 days after the notice is given, for every type of tenancy. Paying all the rent owing on or before that date cancels the notice, and paying it all before the landlord applies to the Board also voids it.
Do I have to leave on the date in the notice?
No. A landlord's notice does not by itself end the tenancy if the tenant stays. The landlord has to apply to the Landlord and Tenant Board, and only a Board order enforced by the Sheriff can remove a tenant.
Which year's rent increase guideline applies?
The guideline for the calendar year in which the increase takes effect. For an increase starting in 2027 the guideline is 1.9%, even if the notice was given in 2026.
Does this tool store what I enter?
No. Everything is calculated in your browser.
Sources
- Residential Tenancies Act, 2006, S.O. 2006, c. 17 (current consolidation)
- Landlord and Tenant Board: Rules of Procedure (Rules 1 and 3)
- Landlord and Tenant Board: legislative changes effective September 21, 2026
- Landlord and Tenant Board: Form N12 and instructions
- Ontario: Residential rent increases (guideline by year)
Rules checked against the Residential Tenancies Act, 2006 and the Landlord and Tenant Board's forms and Rules as of September 26, 2026. See our Ontario tenant rights guide for the wider picture. General information, not legal advice.
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