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Eviction Via Form N12 Process:
Good Faith Intention of at Least One Year of Occupancy
Question: What are the essential requirements for an N12 eviction in Ontario?
Answer: The N12 eviction process requires that landlords demonstrate a genuine intention to occupy the rental unit for at least one year, as outlined in section 48 of the Residential Tenancies Act, 2006, S.O. 2006, Chapter 17. It's crucial that landlords adhere to the proper notice and compensation protocols to avoid legal complications. At Olson Craig Legal Offices, we understand the subtle intricacies of landlord and tenant law and are here to guide you through the process effectively.
Understanding the Requirements During an N12 Eviction for Own Use By the Landlord or Family Member
In situations where a landlord wishes to evict a tenant for the purpose of taking the rental unit for use by the landlord, or certain close family members of the landlord, the initiation of an eviction process must be genuinely based on an intention for the landlord, or the close family member, to occupy the rental unit for one year as a minimum. Under the law, there is a mandate that landlords must show genuine intent for the new occupant to live in the rental property for at least one year. This legal mandate is aimed at preventing landlords from expressing a wish to repossess the rental unit without an authentic plan to actually occupy the rental unit, which could be used as a strategy to evict the existing tenant in order to secure a new tenant ready to pay higher rent.
The Law
The right to terminate the tenancy, when in good faith, for own use purposes is provided within section 48 of the Residential Tenancies Act, 2006, S.O. 2006, Chapter 17 wherein it is said:
48 (1) A landlord may, by notice, terminate a tenancy if the landlord in good faith requires possession of the rental unit for the purpose of residential occupation for a period of at least one year by,
(a) the landlord;
(b) the landlord’s spouse;
(c) a child or parent of the landlord or the landlord’s spouse; or
(d) a person who provides or will provide care services to the landlord, the landlord’s spouse, or a child or parent of the landlord or the landlord’s spouse, if the person receiving the care services resides or will reside in the building, related group of buildings, mobile home park or land lease community in which the rental unit is located.
(2) The date for termination specified in the notice shall be at least 60 days after the notice is given and shall be the day a period of the tenancy ends or, where the tenancy is for a fixed term, the end of the term.
(3) A tenant who receives notice of termination under subsection (1) may, at any time before the date specified in the notice, terminate the tenancy, effective on a specified date earlier than the date set out in the landlord’s notice.
(4) The date for termination specified in the tenant’s notice shall be at least 10 days after the date the tenant’s notice is given.
(5) This section does not authorize a landlord to give a notice of termination of a tenancy with respect to a rental unit unless,
(a) the rental unit is owned in whole or in part by an individual; and
(b) the landlord is an individual.
Challenges
A failure to abide by the requirements of a proper N12 eviction can give rise to legal challenges accompanied with delays that are troubling for landlords and strife that is disruptive to tenants. To help minimize potential difficulties, focus and effort should be placed upon the adhering to the requirements of proper notice, compensation, good faith, etc.
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Conclusion
When a landlord wishes to occupy a rental unit for residential purposes of the landlord, or certain family members of the landlord, the landlord may issue, and serve, a Form N12 upon the tenant as the formal notice to evict for the own use by the landlord. The Form N12 must provide at least sixty (60) days notice to vacate the rental unit. Additionally, the landlord must provide the tenant with compensation equal to one (1) month of rent. It is prudent that the landlord will provide the compensation when the tenant vacates and provides keys to the landlord.
NOTE: A considerable amount of online searches featuring “lawyers near me” or “best lawyer in” usually indicate a desire for prompt and effective legal support rather than a particular designation. In Ontario, the same Law Society that governs lawyers also regulates licensed paralegals, allowing them to advocate for clients in specific litigation scenarios. Skills in advocacy, legal assessment, and procedural knowledge are foundational to this position. Olson Craig Legal provides legal representation within its authorized framework, focusing on strategic planning, evidence preparation, and compelling advocacy to achieve swift and positive outcomes for clients.