Remove Tenants for Renovations, Demolition, or Unit Conversion — Legally and Confidently

Ontario law lets you end a tenancy if you're planning major renovations, demolition, or converting the rental for non-residential use — but only if you follow the N13 eviction process correctly.


At Cordaie Paralegal Services, we help landlords across Ontario legally serve N13 notices, file LTB applications, and win eviction approvals — without delays or costly mistakes.


Start Your N13 Eviction the Right Way

Hearing dates fill up fast—secure your spot today.


Call Now:  844-4-WIN-4-ME

Eviction notice documents next to clock and house model, symbolizing urgency for Ontario N4 eviction filing.

When to Use an N13 Notice


You're eligible to serve an N13 if:

  • You're demolishing the rental unit
  • You're performing major renovations that require the tenant to vacate
  • You're converting the unit for non-residential use (e.g. office, retail)


Minor repairs or cosmetic updates don’t qualify — renovations must be significant enough that the tenant cannot live there during the work.

How Our N13 Eviction Process Works – Step by Step

Ease your way into renovating — legally and confidently. Our licensed paralegals manage the entire process, so you get clear vacant possession without guesswork or risk.

01

Step 1: Free Case Review & Eligibility Check

You tell us about the property, the planned renovations, and your timeline. We’ll confirm whether you qualify for an N13 eviction and guide you on the next legal steps—100% free and no-commitment.

02

Step 2: Drafting & Serving the N13 Notice

We craft and serve the N13 notice, ensuring it meets all legal standards under Ontario’s Residential Tenancies Act—initiating the official eviction process.

03

Step 3: Renovation Licence (City-Specific Compliance)

If you're in Toronto, as of July 31, 2025, you must apply for a Rental Renovation Licence—typically required within 7 days of serving the N13 and accompanied by a Tenant Information Notice, compensation plan, and plan for returning tenants.


In Hamilton, you also need a similar Renovation Licence and Relocation Plan within 7 days of issuing N13, including tenant accommodations or compensation documents.


We’ll prepare and file all required municipal applications and notices based on your location.

04

Step 4: Wait the Mandatory 120‑Day Notice Period

Ontario law requires at least 120 days' written notice, ending on the last day of the rental period (e.g., month-end if rent is due on the 1st). We ensure your timeline is legally compliant and efficient.

05

Step 5: Provide Tenant Compensation or Alternate Housing

You must either:

  • Pay compensation, based on building size and whether the tenant intends to return:
  • 3 months’ rent (5+ unit buildings) or 1 month (fewer than 5 units) if the tenant won’t return,
  • Or lesser of 3 months’ rent vs. duration of work, if the tenant plans to return
  • Offer a comparable rental unit, if acceptable.


We manage communications and documentation to ensure legal compliance and avoid disputes.

06

Step 6: Tenant Right of First Refusal

If the tenant signals in writing that they intend to return post-renovation, Ontario law gives them that right of first refusal, at the same rent (subject to guideline increases). We help you document and honor this right smoothly.

07

Step 7: File L2 Application (If Tenant Doesn’t Leave)

If the unit is not vacated by the end of the notice period, we file an L2 eviction application with the Landlord and Tenant Board and represent you at the hearing.

08

Step 8: Execute the Eviction & Obtain Vacant Possession

Once the LTB issues an eviction order, you legally obtain vacant possession—letting you begin renovations with confidence and without delays.

Bonus: We Handle Every Detail


From forms to filings and hearings, we:

  • Draft N13 and L2 documents
  • Manage landlord-tenant and municipal compliance
  • Secure city licensing when required
  • Prepare evidence for your LTB case
  • Keep you informed every step of the way



➡️ You focus on renovating—we secure your legal path to vacant possession.


Ready to Begin?

Book your free eviction strategy call today — no pressure, 100% confidential.


What the Law Requires

To legally end a tenancy with an N13 notice, you must:


  • Serve the tenant a completed N13 Form
  • File an L2 Application to End Tenancy with the LTB
  • Give 120 days' notice (the termination date being on the last day of rental period)
  • Pay the tenant compensation equal to 3 months' rent or offer another unit
  • Allow the tenant a right to return unless applying to terminate the tenancy


Mistakes in this process can lead to LTB dismissal, penalties, or bad faith claims. We prevent that.


➡️Important Note:

If you're in Toronto, as of July 31, 2025, you must apply for a Rental Renovation Licence—typically required within 7 days of serving the N13 and accompanied by a Tenant Information Notice, compensation plan, and plan for returning tenants.


In Hamilton, you also need a similar Renovation Licence and Relocation Plan within 7 days of issuing N13, including tenant accommodations or compensation documents.

Paralegal advisor explaining N13 eviction paperwork to landlords during a tenancy termination consultation in Ontario
Ontario paralegal team assisting landlords with N12 and N13 eviction cases – trusted legal experts

Why Ontario Landlords Trust Cordaie

  • ✔ Licensed by the Law Society of Ontario
  • ✔ 6+ years experience with N13 evictions and LTB representation
  • ✔ Flat-rate pricing — no hidden fees
  • ✔ Serving Toronto, Brampton, Mississauga, Kitchener, and all of Ontario
  • ✔ Full-service eviction handling from notice to hearing

Client Success Story


★★★★★
“I had a nightmare situation with a tenant who refused to move out after I sold my property. Damian helped me navigate the N12 process perfectly — the hearing went smoothly and the eviction was granted. Couldn’t have done it without him.” — Trevor L., Verified Google Review


➡️We’ve helped hundreds of landlords win at the LTB. Let’s help you next.

Happy landlord client shaking hands after successful N12 eviction case with Ontario paralegal support
group of professionals in discussion over legal forms

What We Do for You:



  • Draft and serve the N13 notice correctly
  • File the L2 application with supporting documents
  • Prepare renovation/demolition proof for LTB
  • Represent you at the hearing
  • Respond to any tenant objections or delays
  • Protect you from bad faith eviction claims

Don’t Let Renovation Plans Stall — File It Right from Day One


Filing incorrectly — or waiting too long — could cost you months of stress, risk, and lost rent. We’ll help you move fast, legally, and with the confidence of experienced paralegal support.


Filing the wrong form or missing a step can delay your eviction for months — or get it dismissed entirely.


Let Cordaie Paralegal Services handle it right, from day one.


Call: 844-4-WIN-4-ME
Email: hello@cordaie.com


Frequently Asked Questions about N13 Evictions in Ontario

  • 1. What is an N13 eviction?

    An N13 eviction is a formal notice a landlord gives to a tenant in Ontario to terminate the tenancy for reasons such as:

    • Substantial renovations that require vacancy
    • Demolition of the unit
    • Conversion of the unit to a non-residential use or for landlord/family use

    It must be served using the official N13 form and meet strict legal criteria under the Residential Tenancies Act (RTA).

  • 2. How much notice must I give my tenant?

    You must provide at least 120 days' written notice before the termination date, and it must fall on the last day of a rental period (typically the end of the month). This is a legal requirement.

  • 3. Do I need to compensate the tenant?

    Yes. You must either:

    • Pay one month's rent as compensation, OR
    • Offer another acceptable rental unit to the tenant.

    This compensation is mandatory under Ontario law—even if the tenant agrees to leave.

  • 4. Can I evict a tenant just to do cosmetic upgrades?

    No. You cannot file an N13 for minor or cosmetic work. The renovations must:

    • Be so extensive that the unit must be empty (e.g., removing walls, plumbing, wiring),
    • Require permits, and
    • Prevent safe occupancy during construction.

    If the work can be done while the tenant stays, an N13 eviction is not permitted.

  • 5. Does the tenant have the right to return after renovations?

    Yes. If you're using an N13 for renovation purposes, the tenant has the first right of refusal to move back in once the work is completed—at the same rent (subject to any guideline increase).


    You must notify them when the unit is ready and give them a written offer to return.

  • 6. What if the tenant refuses to leave after I serve the N13?

    If the tenant does not move out after the notice period:

    • You must file an L2 application with the Landlord and Tenant Board (LTB), and
    • Attend a hearing where the Board will decide on issuing an eviction order.
    • Never attempt to evict a tenant yourself without a Board order—doing so is illegal.

  • 7. Do I need permits or proof of work before I file?

    Yes. You must submit evidence such as:

    • Building permits
    • Contractor quotes
    • Renovation plans
    • Affidavits (if the unit is being converted)

    This documentation will be required at your LTB hearing to show your eviction is lawful.

  • 8. Can Cordaie help me with the legal process?

    Absolutely. We handle:

    • Drafting and serving the N13 notice
    • Filing the L2 application
    • Representing you at the LTB hearing
    • Ensuring compliance with Ontario’s tenant protection laws

    ➡️ We help landlords across Ontario evict legally, avoid penalties, and get vacant possession quickly.



➡️ Ontario eviction laws are tricky. Book a free, no-pressure consult and get answers fast.

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