by Collective Justice Centre

Just because your landlord has given you an eviction notice doesn’t mean you have to leave your home. Learn more, with this levelling guide to eviction notices.

INFORMAL NOTICE

The first kind of eviction notice you might receive is an informal one. 
You might get an email, letter, text, call, voicemail, or any kind of notice from your landlord telling you to move by a certain date.

You do not have to move.
 You can choose to ignore this date. 

An informal notice is not the same as a legal eviction order. Your landlord cannot do anything to you if you ignore this notice. Use this as an opportunity to learn about your landlord’s intentions, learn about your rights as a tenant, seek advice, and organize with your neighbours.

N 4-N8, N12, N13 FORMS

Landlord and Tenant Board (LTB) forms N4, N5, N6, N7, N8, N12, and N13 are notices your landlord might send you to tell you they want to end your tenancy by a certain date. These forms are not legal eviction orders, they are simply notices that your landlord intends to evict you.


You do not have to move. 
They cannot kick you out just because they gave you this notice.


If the eviction notice indicates a problem you can address, such as non-payment of rent, correct the problem. If the issue has nothing to do with your actions, you do not have to respond to your landlord. You should still make note of your landlord’s intentions. Either way, talk to your neighbours and get their support.

L1-L4 FORMS

Your landlord might file an application with the Landlord and Tenant Board (LTB). This form will be called L1, L2, L3, or L4. This form will be accompanied by a Notice of Hearing with a date and time at the LTB. Seek advice from the Collective Justice Centre.


You have to attend this hearing date or else your landlord can get an order to evict you.

N11 FORM

Your landlord might tell you to sign a form called N11: Agreement to End the Tenancy. They are trying to get you to move without having a hearing at the LTB. If you sign this form, you will end your tenancy voluntarily.


Do not sign this form or you will give your landlord permission to evict you.

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HOW TO DEAL WITH
 YOUR LANDLORD

  1. Make sure all correspondence with your landlord is over email or in writing. If they try to meet with you or call you, tell them you are too busy to talk. Tell them to send all correspondence in writing.

  2. Do not sign anything your landlord gives you before consulting with the Collective Justice Centre.

  3. Always have witnesses, like friends and neighbours, present when you are meeting with your landlord.

__________________________________________________

WHERE CAN YOU FIND HELP?

If you are facing a landlord-tenant problem or have a concern about local mass evictions, you can contact the Collective Justice Centre for support and law help. They hold open hours for tenants in partnership with the law school of the University of Ottawa every Friday from 6-8 pm at the Albion-Heatherington Community Centre (1560 Heatherington Rd).

8 Replies to “Guide to Eviction Notices: Do not be fooled by your landlord’s eviction notice!”

  1. My landlord just advised me last night he will be giving me a letter that he is want me to move out but november 1st, as he will be moving in,(this is a triplex unit) in which i have been living here the longest, starting my 7th years (which mean i pays the lesser amount of rent) – and he has just rented the 2nd floor (they have just moved in august 1st.

    he say he want to do this the friendly way.. as the landlord live at his prentm and he says they want him to move out.

    1 sign my 1st lease back in 2014, and been renewed with price increase every year (but i havent re-signed a lease since then.

    what kind of right do i have?

  2. My landlord is evicting all 8 units in our building, because the new buyers will not final the sale until building is vacant. My wife and I have been living here for 25 years , we pay 600 a month and are on Ontario works.
    When landlord informed us about eviction she had us sign a form but we did not receive a copy yet and that was almost 2 weeks ago and eviction was for 60 days.
    I know I should have not signed anything but my wife suffers from extreme anxiety and I just wanted to end the intraction to end . Is there any thing I can do not to lose my home

  3. Tracey hatchen u can contact me at my cell number its bc housing run by raincity a bunch of liers to all tenants making problems to cause tenants to want to move out lots of tenants are having issues from here need ur help

  4. Since July 2018 we were renting a 4 bedroom house in Aurora for $2400. Last February our landlord told us he is selling the house because he can not afford the upkeep and the taxes of the property. He made my husband sign the N11. Knowing he is a Real Estate Broker and a Police officer we trusted him and we signed the N11 not knowing what the form signify. He never mentioned anything what N11 is and we thought its just a regular agreement,. The following day we contacted our friend whos a realtor to help us look for a new house to rent. He explained to us what the current market situation is and that we shouldnt have signed the N11 from. I didnt know that by trusting our landlord he would pull a fast one on us. We can not believe how he lied straight to our face just to get us out of the house. We were shock on the prices of house for rent in Aurora. A similar size house of the one we have is going for 3,300 and up.. and with pandemic and our business being shut down we can not afford a high rental property. We were looking for 2 weeks and have submitted application to different houses. We got lucky on the one house as our realtor was already negotiating with the realtor of the house that we got (with another family but the family choose a different house) so we managed to move out of the house in 30 days. On the day we returned the keys to the old house the landlord was making my husband sign a paper that says we are moving voluntarily. My husband didn’t sign the papers as we he felt uneasy being made to sign another paper. Because my husband didn’t sign the paper he didn’t give the money for the moving expenses. He said to sign it before he gives us the money. After 17 days our realtor told us that the the house we were previously renting is now being rent out for $3880. We were shocked and disgusted, we offered to pay higher rent so we can stay at the house. I didn’t want to move my 2 kids and my 70 year old mother during this pandemic. We offered to pay a higher rent but we didn’t expect a 1500 increase to the rent. Why are landlords allowed to do this? Its disgusting that some people are taking advantage of the pandemic. Even with our small business being closed, we were losing money like crazy we never ever been late or ask him to reduced our rent, but this is just outright not fair.. With the situation that this has put us even our marriage almost got strained. I had a meltdown in front of our realtor born of frustration .

    I have asked around and its not just me that this is happening. Theres a lot of families that is experiencing the same situation. Is there no laws to stop this practise? Even just during this pandemic. Is there a way we tenants can protect ourselves from landlords like this? There has to be justice somewhere

    Thanks for listening,

    Charity

  5. I live in Innisfil and am currently going through the exact same thing. My landlord owns 5 houses in our neighborhood and each one has been going up for sale and mine just “sold” they use the same realtor with each house and their houses are going UNDER asking price when everything else is over…the landlord first tried to get me to sign a N11. I called the LTB to make sure and was notified nope N12 is the only form you get and you are served it…no signature as they are evicting you. Also you receive one month rent as compensation for good faith. The realtors are aware of it having to be a N12 and still this realtor sent me a email telling me to sign the N11. I now know for sure that these houses are put up for “sale” and rented out two months later at what are now going at 3,250. I am a single mom of 4 and my rent is 2,300 and the same exact house that they “sold” two months ago is 3,250. So anyone out there if you didn’t sign the N11 keep your eyes peeled on the listings as you can go after your landlord and the buyer for bad faith eviction. They would possibly end up having to pay the extra rent you incurred for the entire 12 months plus moving expenses.

  6. Same thing here Tracey Playne.
    I asked the current landlords for an N12 because they are putting the house up for sale and/or moving to another city for a new job or so on. They came back and requested an N11 from me in short notice just to avoid paying the month’s compensation for good faith and maybe more. I refused to sign an N11 mostly because I wish to remain in the unit and do not plan on moving out in such a haste. By law, an N12 is mandated from the landlord in this situation! Even with an N12, I do not have to move out on the termination date if I change my mind. I even told them that the new owners/buyers may wish to extend the lease with me and I am open to that.

  7. we chose to leave due to chronic harrassment. we gave an end date. We did not sign the N11.

    we leave in 16 days.

    can they impose anything on us?

  8. Our landlord sold the house we are in to a developer who is going to demolish it and build “luxury townhomes”. The current landlord told all of the tenants they had to vacate by August 1 and sign the N11. Apparently the purchasers are pushing the current landlord to get vacant possession, Luckiky I am aware of my rights and will do nothing until I get the N13. And to add insult to injury, this will be the 4th such development within two blocks. All of the properties these developers have purchased are multi unit rental properties. And the government is allowing all of these permits to proceed while paying lip service to affordable housing.

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