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Eviction Via Form N12 Process: Good Faith Intention of at Least One Year of Occupancy
Question: What are the key requirements for an N12 eviction notice in Ontario?
Answer: To properly initiate an N12 eviction, landlords must demonstrate good faith intentions 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). Additionally, landlords must provide at least 60 days' notice and offer compensation equivalent to one month’s rent. Engaging a knowledgeable firm like Anderson Aylwin Begg & Co. Legal Services Professional Corporation can help ensure compliance with these legal requirements and streamline the process for landlords.
Understanding the Requirements During an N12 Eviction for Own Use By the Landlord or Family Member
When a landlord seeks to evict a tenant by using the N12 process so to enable occupancy for the own use purposes of the landlord, or certain close family members of the landlord, the landlord must genuinely possess a good faith intent including an intention to occupy the rental unit for a period of at least one year. 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
A landlord may, subject to compliance with section 48 of the Residential Tenancies Act, 2006, S.O. 2006, Chapter 17, including prescribed notice requirements, among other things, terminate a tenancy so to take over a rental unit for the purpose of occupancy for the own use of the landlord or certain family members of the landlord whereas the Residential Tenancies Act, 2006, S.O. 2006, Chapter 17, states:
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
Failure to follow the proper N12 eviction process can lead to legal issues, delays, and strife. The N12 process should be shown great care with adherence to the applicable requirements such as proper notice, mandatory compensation, good faith intentions, among other issues.
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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. A proper Form N12 provides at least sixty (60) days notice to a tenant to vacate the rental unit. Along with the sixty (60) days notice, a landlord must also provide the tenant with monetary compensation in an amount equal to one (1) month of rent. The landlord should make payment of the compensation to the tenant at the same time that the tenant vacates the rental unit and surrenders the keys to the landlord.
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