Several important changes to Ontario’s landlord and tenant rules took effect on September 21, 2026, under Bill 60, the Fighting Delays, Building Faster Act, 2025.
The changes affect unpaid rent notices, persistent late payments, landlord-own-use evictions and what tenants must do if they want to raise certain issues at an arrears hearing.
Whether you are a landlord, tenant, seller or buyer considering a tenanted property, here is what you need to know.
1. The N4 Notice Period Has Been Reduced to Seven Days
An N4 is used when a tenant has not paid the full rent owing.
Previously, a monthly or yearly tenant generally had 14 days after receiving an N4 to pay the outstanding rent and void the notice. Under the new rules, that notice period has been reduced to seven days.
This allows a landlord to apply to the Landlord and Tenant Board sooner if the rent remains unpaid.
However, a seven-day notice period does not mean a tenant can be evicted in seven days. An N4 is only a notice to end the tenancy, it is not an eviction order.
If the tenant does not pay by the termination date, the landlord must still apply to the LTB. The matter may require a hearing and a written order before an eviction can legally be enforced.
Landlords must not change the locks, shut off utilities or remove a tenant’s belongings without following the proper legal process.
2. The Rules Around Persistent Late Payment Are Clearer
Repeated late payment of rent may be grounds for an N8 notice.
Under the new regulations, paying rent more than seven days late three times within a six-month period expressly constitutes persistent late payment. Other patterns of repeated late payment may also qualify, depending on the circumstances.
This gives landlords a clearer benchmark when determining whether an N8 may be appropriate. Still, an N8 does not automatically end a tenancy. If the tenant does not move out, the landlord must apply to the LTB, which will consider the evidence and circumstances before making a decision.
Both parties should keep accurate records of rent due dates, payment dates and any communication about late or missed payments.
3. Some Landlord-Own-Use N12 Notices May No Longer Require Compensation
An N12 may be served when a landlord, or a qualifying family member, genuinely requires the rental unit for residential occupation.
Under the new rules, a landlord may avoid paying the usual one month’s rent in compensation if the tenant receives at least 120 days’ notice and all other legal requirements are satisfied.
If fewer than 120 days’ notice is provided, the one-month compensation requirement generally continues to apply.
This change does not remove the good-faith requirement. The person named in the notice must genuinely intend to occupy the property for the period required by law. A landlord cannot use an N12 simply to remove a tenant, increase the rent or sell the property more easily.
4. Purchaser-Own-Use N12 Notices Are Treated Differently
The 120-day compensation exception does not apply when an N12 is served because a purchaser, or the purchaser’s qualifying family member, intends to occupy the property.
This distinction is particularly important when selling a tenanted home.
Giving a tenant 120 days’ notice for purchaser use does not eliminate the compensation requirement. Sellers, buyers and their representatives should carefully confirm which section of the legislation applies rather than assuming that every N12 will be treated the same way.
The notice must also be supported by a genuine agreement of purchase and sale and a good-faith intention to occupy the property.
5. New Requirements Apply at Some Rent-Arrears Hearings
At a hearing for unpaid rent, tenants may sometimes raise additional issues under section 82 of the Residential Tenancies Act. These could include allegations that the landlord failed to complete required repairs, interfered with the tenant’s reasonable enjoyment or did not meet other legal obligations.
Under the new rules, a tenant who wants to raise these issues will generally have to pay 50% of the arrears originally claimed by the landlord at least seven days before the hearing.
This does not necessarily prevent a tenant from pursuing maintenance or other claims separately. However, it creates a significant new procedural requirement when those issues are raised as part of an arrears hearing.
Tenants facing an eviction application should review the documents immediately and obtain legal advice as early as possible.
A Notice Is Not an Eviction Order
One of the most important points for both landlords and tenants is that an N4, N8, N12 or N13 is not, by itself, an eviction order.
Even an N11 - an agreement between the landlord and tenant to end the tenancy - does not give the landlord the right to personally remove the tenant if the tenant fails to leave as agreed. Further LTB enforcement steps may still be required.
For real estate transactions, this means vacant possession should never be treated as guaranteed simply because a notice has been served or an agreement has been signed. The timing of the notice, the closing date, the terms of the Agreement of Purchase and Sale and the possibility of an LTB proceeding all need to be considered.
What These Changes Mean in Practice
For landlords, the new rules may allow certain applications to begin sooner and provide clearer guidance in cases involving repeated late payments. However, landlords must still use the correct forms, calculate dates accurately, meet compensation requirements where applicable and follow the LTB process.
For tenants, the time available to respond to an N4 is now shorter. Tenants should act quickly if they receive a notice, keep proof of all rent payments and seek advice promptly if they dispute the amount owing or believe their rights have been violated.
For buyers and sellers, special care is needed when dealing with a tenanted property. A notice served for a landlord’s own use is not necessarily governed by the same compensation rules as a notice served for a purchaser’s use. Most importantly, neither type of notice guarantees that the property will be vacant by closing.
Final Thoughts
Bill 60 changes several important timelines and procedures, but it does not eliminate the Landlord and Tenant Board process or permit informal evictions.
Every situation is different, and even a small error involving the form, notice period, compensation or reason for termination can affect whether a notice is valid.
If you are planning to sell or purchase a tenanted property, speak with an experienced real estate professional and obtain legal advice where necessary before making commitments about vacant possession or a tenant’s move-out date.
This article is provided for general information only and does not constitute legal advice. Landlords and tenants should consult a qualified lawyer, paralegal or appropriate legal service regarding their individual circumstances.
