Ontario N13 Rules Are Changing September 21, 2026: What Landlords Need to Know

If you are an Ontario landlord planning major renovations that require your tenant to temporarily move out, September 21, 2026 is an important date.

New provisions will change how landlords handle a tenant’s right of first refusal following certain N13 renovations.

First, What Is an N13?

An N13 is a notice that may be used when a landlord requires possession of a rental unit because the landlord intends to:

• demolish the rental unit or residential complex;
• convert it to a non-residential use; or
• carry out qualifying repairs or renovations requiring vacant possession.

The Tenant May Have the Right to Move Back In

One of the most important parts of an N13 renovation is the tenant’s potential right of first refusal.

If the tenant follows the required process before moving out, they may have the right to return once the renovations are completed.

New Rule #1: Landlord Must Provide an Estimated Completion Date

Starting September 21, 2026, landlords will have additional written-notification responsibilities when a tenant has preserved their right of first refusal.

New Rule #2: If the Completion Date Changes, Tell the Tenant

Renovations rarely go exactly according to schedule.

If the estimated completion date changes, the landlord may have to provide an updated estimated date in writing.

New Rule #3: Tell the Tenant When the Unit Is Actually Ready

Once the rental unit is ready for occupancy, the landlord must provide the required written notification.

New Rule #4: Tenant Gets at Least 60 Days to Exercise the Right of First Refusal

This is one of the biggest practical changes for landlords.

If the tenant has properly preserved their right of first refusal, the new rules provide a defined period for the tenant to exercise that right.

Why the 60-Day Rule Matters

Suppose the tenant previously paid $2,000 per month, but after renovation similar units are renting for $2,800.

The landlord cannot simply assume the renovated unit can immediately be offered to a new tenant at market rent if the former tenant has a valid right of first refusal.

Ignoring These Notices Could Become Expensive

Failing to follow the required process could expose the landlord to an application before the Landlord and Tenant Board.

That makes written records especially important.

Former Tenants Will Also Get a Different Deadline to Bring a Claim

The September 21 changes also affect the time available for certain former tenants to pursue claims relating to their right of first refusal.

What About N13 Compensation?

Compensation remains another important part of the N13 process.

The applicable amount can depend on the reason for the N13, the size of the residential complex, whether the tenant intends to return, and other circumstances.

Important: Don’t Confuse This With Other N13 Changes

Not every previously announced or legislated N13 reform necessarily comes into force on September 21, 2026.

This distinction is important when publishing information about the new rules.

A Simple Example

Suppose a Toronto landlord needs to complete major renovations that legitimately require vacant possession.

The tenant receives an N13 and properly preserves their right to return.

The process becomes:

Tenant preserves right to return → estimated completion date → written updates if the timeline changes → unit becomes ready → written notification → tenant’s return process.

What Should Ontario Landlords Do Differently?

Landlords should maintain a complete N13 file containing the notice, proof of service, permits, renovation records, tenant communications, estimated completion dates, revised dates, proof of written notices and records showing when the unit became ready.

N13 Is Not Simply a Way to Get a Vacant Unit

An N13 exists for specific circumstances involving demolition, conversion, or qualifying repairs and renovations.

It should not be treated simply as a way to remove an existing tenant, renovate the property and immediately replace them with a higher-paying tenant.

Final Thoughts

For Ontario landlords, the September 21, 2026 N13 changes make communication and documentation even more important.

If a tenant preserves their right to return, landlords need to understand the new timeline and keep proper written records throughout the renovation.

For landlords in Toronto, Markham, Richmond Hill, Vaughan, Mississauga and across the GTA, an N13 should be managed as a complete process—not simply as a notice served at the beginning.

At Topromanage, we help rental-property owners stay organized with tenant communication, notices, maintenance and property-management records.

With an N13, completing the renovation is only part of the job. Following the correct process matters too.

The Topromanage Experience

Discover decades of industry expertise that covers all of the GTA and Southern Ontario.

 

 

Get To Know Us