How to Properly End a Tenancy in Ontario with the N9 Form

Leaving a rental should be straightforward, not stressful. In Ontario, the safest way for a tenant to end a tenancy—without confusion, penalties, or last-minute surprises—is to use the official N9: Tenant’s Notice to End the Tenancy. This guide explains when to use the N9, how much notice you must give, special situations that allow shorter notice, how to serve the notice properly, and what happens next. It is written for tenants across Ontario, including the GTA, who want a clean, legal exit.

What is Form N9?

Form N9 is the official written notice a tenant gives their landlord to end a tenancy in Ontario. Using the N9 ensures your notice has the required information and follows the Residential Tenancies Act rules.

Who should use the N9?

Use an N9 if you, the tenant, are choosing to move out. If you and your landlord mutually agree to end the tenancy early, you should both sign an N11: Agreement to End the Tenancy instead. If your landlord gives you an eviction notice such as an N12 (landlord’s own use) or N13 (demolition or extensive renovations), you may have the option to end your tenancy on shorter notice.

How much notice do I have to give?

Standard notice periods

• Monthly (most common): Give at least 60 days’ notice, and your termination date must be the last day of a rental period.
  
  

• Weekly or daily tenancy: Give at least 28 days’ notice, with the termination date on the last day of a rental period.
  
  

• Fixed-term lease (for example, a 1-year lease): You can give notice during the term, but your termination date cannot be earlier than the last day of the fixed term. After that, your tenancy typically renews month-to-month unless you move out on the termination date.
  
  

Tip: Count backwards carefully and plan for mail time if you are not serving in person. Different service methods are “deemed received” on different days, which affects whether you have truly given 28 or 60 days.

Short-notice situations (when you can give less than 60 days)

Certain situations let you end your tenancy with a shorter timeline by giving an N9:

• You received an N12 or N13 from your landlord: You may set a termination date as early as 10 days after you give your N9. This date does not have to be the last day of a rental period.
  
  

• Your landlord refused an assignment, or failed to respond to your assignment request: You may end the tenancy 30 days after notice (or 28 days in a weekly or daily tenancy). This date does not have to be the end of a rental period.
  
  

• You live in a care home: You may give 30 days’ notice (any date), and you can also give a 10-day notice for the landlord to stop meals and care services.

How to fill out Form N9

Information you will need

• Landlord’s name and address
  
  

• Your name(s) and the full address of the rental unit
  
  

• Termination date that follows the correct notice period and, where required, falls on the last day of a rental period
  
  

• Signature(s) and date
  
  

Make sure all details are complete and legible. Keep a copy of the signed N9 for your records.

Say there is more than one tenant on the lease; Best practice is for each tenant named on the tenancy to sign the notice (or for each to complete a separate N9 with the same termination date) so the tenancy ends for everyone.

How to serve your N9 properly

Your notice is not effective until it is properly given to the landlord (or their agent). Acceptable methods include in-person delivery, mail, courier, or fax. You can deliver the notice to the landlord’s agent (for example, the superintendent or property manager). Email is not a default method unless both parties have agreed in writing, and it is permitted under the applicable rules. Always keep proof of how and when you served the notice.

Important: The service method affects when the notice is considered “received,” which can impact whether you have truly given 28 or 60 days.

What happens after I give my N9?

• You must pay rent and maintain the unit until your termination date, and move out on or before that date.
  
  

• If you do not move out by your termination date, the landlord can apply to the Landlord and Tenant Board for an order to evict based on your N9. The Board will not order you to leave earlier than the termination date you set on your notice.
  
  

• If you change your mind, your landlord does not have to accept a withdrawal. You would need a new agreement, typically an N11 signed by both parties, to stay past your stated termination date.

Common mistakes to avoid

• Wrong termination date: For monthly tenancies, the date must be the last day of a rental period. Choosing the 15th, for example, is usually invalid.
  
  

• Not giving enough notice: Count the days based on service rules, not just the calendar.
  
  

• Using the wrong form: If you and your landlord are agreeing to end the tenancy early, use N11, not N9.
  
  

• Being pressured to sign an N9 when moving in: Landlords cannot require an N9 as a condition of renting, with limited exceptions (for example, certain student housing or care-home arrangements). Seek legal advice if this happens to you.

FAQs for Ontario Tenants

Can I submit the N9 online?

There is no universal online submission portal for giving an N9 to your landlord. You must serve the landlord directly using an approved method, and keep proof of service.

What if my lease is ending and I just move out?

Even at the end of a fixed term, you should still give proper notice using the N9 if you intend to move out. Otherwise, your tenancy typically continues month-to-month.

The Bottom Line: End your tenancy cleanly, and plan your next move with local experts

Ending a tenancy the right way protects your reputation, your wallet, and your future rental or home-buying plans. With the N9 form, the correct notice period, and proper service, you can move on without disputes or delays. If you are thinking about buying in the GTA, or want advice on your next rental, The Johnson Team is here to help.

Led by Jeff and Liz Johnson, our top-performing team is trusted across the GTA for individualised service, market-smart advice, and skilled negotiation. Whether you are buying your first condo, renting, or selling, we will guide you through financing, neighbourhoods, pricing, staging, and offers, so you reach your goals confidently. Ready to start? Contact us today to get connected with an agent right away.