End a tenancy the right way, or set up additional lease terms — Ontario landlord kit

Be honest about one thing first: the official Landlord and Tenant Board forms — the N4 and the N12 — are FREE from the Board, and your notice must be given on the Board's current form. This kit does not sell you a free form.

What it does is the part landlords actually get wrong: it prepares every number, date and answer ready to copy onto those forms, it calculates the dates that decide cases (when a notice counts as given, the earliest termination date, the day you may file, the amount that voids an N4, the compensation an N12 needs), and it builds two documents of your own — an Additional Terms document for the Ontario Standard Form of Lease, and a Certificate of Service proving how you served the notice.

Ontario-specificDates calculated for youLTB forms stay freeLawyer-review draft
$49 CADone-time to unlock your kit
STEP 1 OF 5

Property & people

Identify the landlord, the tenant(s) and the rental unit exactly as they appear on the lease.

Enter the lawful monthly rent. For weekly or daily rentals this kit still uses this figure as one month's rent for N12 compensation.
STEP 2 OF 5

Choose your tools

Pick at least one. Your generated kit contains only the tools you pick.

Remember: the official N4 and N12 forms are free at tribunalsontario.ca. Copy your worksheet answers onto the Board's current form, sign it, and serve it. The Board replaced the N12 form on September 21, 2026 — old versions are not accepted from November 30, 2026.
STEP 3 OF 5

Notice details

Only the notices you chose in Step 2 appear here.

N4 — rent arrears

One row per rental period that is not fully paid. The kit adds the rows up for you.

⚠️ Rent only. Put only lawful rent in this table. Do NOT add damage charges, cleaning fees, NSF charges or any other non-rent amount — amounts that are not rent do not belong on an N4 and can put the notice at risk.
The date you hand it over, mail it, courier it, or email it. The kit works out the date the law counts it as given for that method.
An N4 is void if, before you file an L1, the tenant pays everything in the notice plus any rent that came due after it. If another rent payment will fall due before you could file, enter it here so the kit shows the tenant the true amount needed to void the notice. Leave it at $0 if none will come due.
Current rule: for an N4 given on or after September 21, 2026, the termination date must be at least 7 days after the notice counts as given. (Before that date it was 14 days for monthly/yearly rent and 7 days for daily/weekly rent — the kit applies the old rule automatically if you enter an earlier date, and labels it.)

N12 — own use

For when the landlord, close family, a caregiver, or a purchaser genuinely needs to live in the unit.

An N12 needs at least 60 days' notice, and the termination date must be the last day of a rental period or the last day of the fixed term. The kit checks both.
Good faith: the person moving in must genuinely intend to live in the unit for at least 1 year. The Board replaced the N12 form on September 21, 2026 — always download the current form from the Landlord and Tenant Board; old versions are not accepted from November 30, 2026.
STEP 4 OF 5

Additional terms & service

Only the parts you chose in Step 2 appear here, plus your signature details.

Additional Terms — choose the terms to include

These become a Schedule to the Ontario Standard Form of Lease (section 15). Every pre-written term below is optional and was written to sit inside the Residential Tenancies Act, 2006.

⚠️ Terms that fight the Act are VOID — even if the tenant signs them. Ontario law makes these void:
  • No-pets terms — a landlord cannot ban pets (except where condominium rules prohibit them)
  • Banning guests, roommates or additional occupants
  • Deposits or fees the Act does not permit — damage deposits, pet deposits, or interest charged on rent arrears
  • Making the tenant pay for repairs that are the landlord's responsibility
For reference: a rent deposit may be no more than one month's rent, may be applied only to the last rental period, and interest is payable on it yearly. A key deposit must be refundable and no more than the replacement cost of the key.
Warning: any custom term that conflicts with the Residential Tenancies Act, 2006 is void, and an unusual term should be checked by a lawyer before you use it.
Lawn and snow: this kit deliberately does not offer a lawn-care or snow-shovelling clause for the lease. Maintenance of the property is the landlord's legal duty, and shifting it to a tenant needs a separate agreement and legal advice — it cannot safely be done with a single lease clause.

Certificate of Service — who served what

This describes serving a notice or document connected with this kit (for example, the N4 or the N12).

Signature details

STEP 5 OF 5

Review & generate

Check the calculated dates below carefully — in landlord and tenant cases, dates decide outcomes. Then generate your kit.

Your answers

Calculated dates & amounts

Draft status: This kit prepares draft worksheets and documents for straightforward situations only. It is not legal advice. The official N4, N12, L1 and L2 forms are free from the Landlord and Tenant Board at tribunalsontario.ca and any notice or application must be given or filed on the Board's current forms. A notice is not an eviction — only the Board can order a tenant to leave. Consider having your completed kit reviewed by a licensed paralegal or lawyer if your circumstances are unusual or disputed. The seller accepts no responsibility for decisions, losses, or outcomes arising from use of this draft.

Your draft kit is ready

Unlock the complete Ontario Landlord Kit — worksheets with your calculated dates, the Additional Terms document and the Certificate of Service — copy it, and download a Word-compatible file.

Unlock for $49 CAD One-time payment. Stripe opens in a new tab so this questionnaire stays open.
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