Ontario Landlord Forms and Required Wording
The lease form, the rent increase notice and the end-of-tenancy notices, in plain terms.
Last updated: October 2026
Short answer
Ontario landlords use the standard lease (Form 2229E) for most tenancies, Form N1 for a rent increase with 90 days' notice, and the LTB's N-forms to end a tenancy. A notice with the wrong date or too little time does not do its job at the Landlord and Tenant Board.
The forms an Ontario landlord uses
In Ontario the lease form is set by the province, and the notice forms are published by the Landlord and Tenant Board (LTB). You do not write your own notice. Use the form for the reason you have, and give the period the Act requires. The table lists the main forms. Minimum periods are those in the research; confirm on the LTB forms page.
| Purpose | Form | Minimum notice |
|---|---|---|
| Lease | Standard lease, Form 2229E (2020/12) | Signed by both sides on or before the move-in day |
| Rent increase | N1 (N2 for a partially exempt unit, N3 for care services and meals) | 90 days, in writing |
| Unpaid rent | N4 | 7 days for notices given on or after September 21, 2026 |
| Interfering with others, damage, overcrowding | N5 | 20 days for a first notice |
| Illegal act | N6 | 10 days for illegal drug production or trafficking, 20 days otherwise |
| Serious grounds, notice cannot be voided | N7 | 10 days, cannot be voided |
| Persistent late payment | N8 | 60 days (28 days for daily or weekly tenancies) |
| Landlord's or purchaser's own use | N12 | 60 days |
| Demolition, conversion, renovation | N13 | 120 days |
| Agreement to end | N11 | A landlord cannot require a tenant to sign it |
The lease: standard form 2229E
For most private tenancies entered into on or after April 30, 2018, the agreement must be on Ontario's standard lease, named "Residential Tenancy Agreement (Standard Form of Lease)", Form 2229E. For agreements made on or after March 1, 2021, use the version dated 2020/12. Both sides must sign it on or before the day the tenant is entitled to move in (O. Reg. 9/18, RTA section 12.1).
The standard lease is not required for care homes, mobile home and land lease sites, most social and supportive housing, co-operative housing and certain other special tenancies, and it does not cover a sublet.
Extra terms are allowed only if they do not conflict with the mandatory terms of the form. A conflicting extra term is void. A tenancy that does not use the form is still valid, but the tenant can demand a standard lease and may withhold up to one month's rent until you provide one. The tenant may also end a fixed term early on 60 days' notice in some cases. See the tenant-side Ontario lease agreement basics and the Ask page on writing a lease.
After signing, give the tenant a copy signed by both sides within 21 days. Until you do, the tenant's duty to pay rent is suspended (section 12). Once you comply, you can require the withheld rent. Once signed, the lease can be changed only if both sides agree in writing.
Rent increase forms: N1, N2 and N3
A rent increase needs at least 90 days' written notice on the proper form, and at least 12 months must have passed since the last increase or since the tenancy began. N1 is the standard notice, N2 is for a partially exempt unit and N3 covers care services and meals. The 2026 guideline is 2.1 percent and the 2027 guideline is 1.9 percent (Ontario rent increase guideline).
To go above the guideline, you either apply to the LTB on Form L5 or sign an N10 agreement with the tenant, which allows up to 3 percent above the guideline. The L5 fee listed by the LTB is $233 for the first ten units plus $10 for each extra unit, up to $1,000. Fees change, so check the forms page for the current amount.
We do not repeat the full rules here. See the landlord guide to raising rent in Ontario for the exemptions and the steps.
Forms to end a tenancy
The Act lets a landlord end a tenancy only for the reasons it lists, and each reason has its own form. A landlord notice must say what happens next: if the tenant leaves as the notice says, the tenancy ends on the date given; if not, the landlord may apply to the LTB for an eviction order; and the tenant is entitled to dispute that application (RTA section 43).
For no-fault reasons such as N12 and N13, the termination date must be the last day of a rental period or the end of the fixed term. An N12 for the landlord's own use has a September 2026 change: if you give at least 120 days' notice, you are no longer required to pay compensation or offer another unit. With less than 120 days' notice, the earlier compensation rules still apply. This does not apply to purchaser's own-use notices (LTB update).
A notice does not evict anyone by itself. If the tenant stays, you must apply to the LTB, and only the Court Enforcement Office can enforce an eviction order (LTB landlord brochure). The details are in our landlord notice to end a tenancy guide.
What makes a notice or lease fail
- Wrong form or old form. The LTB updated several forms, including N5, N6, N8, N12, N13, L1, L2, L9, L10 and T5. The research notes say old versions are not accepted after November 30, 2026. Always download the current form.
- Too little time. Each notice has a minimum period. A shorter period does not meet it.
- Wrong termination date. A no-fault notice must end on the last day of a rental period or the end of the fixed term.
- The tenant fixed it. An N4 is void if the tenant pays all the rent owing before you file your application. An N5 is void if the tenant corrects the problem within 7 days, as the Act sets out for each ground (LTB: if a tenant does not pay rent).
- Waiting too long. Most applications must be filed within 30 days after the termination date in the notice. Applications for unpaid rent have no deadline. A notice other than for non-payment becomes void 30 days after its termination date unless the tenant has moved out or you have applied (section 46).
- No lease copy. If you do not give the tenant the signed copy or the landlord's legal name and address, rent is suspended until you do.
The research did not confirm how to serve landlord notices or when a notice counts as given, so follow the instructions on each form and the LTB's guidance.
Other required wording and where to get forms
Two other items have fixed content. A written notice of entry must state the reason for entry, the day of entry and a time between 8 a.m. and 8 p.m., given at least 24 hours before. And a rent deposit may not be more than one rental period, and it must be applied to the last rental period.
Get every form from the LTB forms page, which also lists current fees. Keep a copy of every notice you give, with the date and how you delivered it. For the standard lease and its appendix, use the Government of Ontario's guide to the standard lease. Smoking rules go in section 10 of the lease; see the guide to smoking and cannabis clauses.
This guide explains the rules in general terms; for a specific case, ask the tribunal or a licensed legal professional.
Frequently Asked Questions
Which lease form do Ontario landlords use?
The standard lease, Form 2229E. For agreements made on or after March 1, 2021, use the version dated 2020/12. It is required for most private tenancies entered into on or after April 30, 2018.
What if I do not use the standard lease?
The tenancy is still valid. The tenant can demand a standard lease and may withhold up to one month's rent until you provide one.
Which form raises the rent in Ontario?
Form N1 for the standard case, N2 for a partially exempt unit and N3 for care services and meals. You must give at least 90 days' written notice, and 12 months must have passed since the last increase.
How much notice does an N4 for unpaid rent need?
At least 7 days for notices given on or after September 21, 2026. The notice is void if the tenant pays all the rent owing before you file your application.
What form do I use if I want to move in?
Form N12 for landlord's or purchaser's own use. It needs at least 60 days' notice, and the termination date must be the last day of a rental period or the end of the fixed term.
Can I make a tenant sign an agreement to end the tenancy?
No. Form N11 is an agreement to end the tenancy, and a landlord cannot require a tenant to sign it.
Do I need to give the tenant a copy of the lease?
Yes, a copy signed by both sides within 21 days after the tenant signs and gives it to you. Until you do, the tenant's duty to pay rent is suspended.
Does serving a notice evict the tenant?
No. If the tenant stays, you must apply to the LTB, and only the Court Enforcement Office can enforce an eviction order.
Can I use an old version of an LTB form?
The research notes say updated versions of several forms replaced the old ones, and old versions are not accepted after November 30, 2026. Download the current form from the LTB.
Sources
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