Every other notice covered on this blog is something a landlord sends. The N9 Notice flips that script — it’s the form a tenant fills out and gives to the landlord. And while it feels like the most straightforward LTB form on paper, it’s also one of the easiest to get wrong, because the date math genuinely trips people up. Pick a termination date one day off, and a tenant can end up owing an extra month of rent they never intended to pay.
This guide covers what the N9 actually requires, how to calculate the right termination date, and what happens if a tenant serves it but then doesn’t move out.
Quick answer: Form N9 is the Tenant’s Notice to End the Tenancy, used by an Ontario tenant to notify their landlord that they’re moving out formally. For most monthly or fixed-term tenancies, you must deliver it at least 60 days before the termination date, and that date must fall on the last day of a rental period. Weekly or daily tenancies only require 28 days’ notice.
What Is an N9 Notice in Ontario?
Form N9 — the Tenant’s Notice to End the Tenancy — is the official way a tenant tells a landlord they intend to move out. It’s not filed with the Landlord and Tenant Board; it goes directly to the landlord. A text message, a verbal conversation, or an informal email doesn’t satisfy the legal requirement, even if the landlord clearly understood the tenant’s intention. Without a properly completed and delivered N9, a tenant technically remains responsible for the unit and the rent.
The form requires:
- The names of all tenants on the lease
- The landlord’s name and the rental unit’s address
- The termination date — the last day the tenant will occupy the unit
- The tenant’s signature and the date signed
Tenants are not required to give a reason for moving out. The N9 simply records the decision and the date.
The 60-Day Rule
For most tenancies — month-to-month arrangements and fixed-term leases alike — a tenant must give at least 60 days’ written notice before the termination date. The clock starts from the day the landlord actually receives the notice, not the day it was written or dated.
There’s a second requirement that trips up a lot of tenants: the termination date can’t just be “60 days from today.” It has to fall on the last day of a rental period. For a tenant who pays rent on the first of the month, that generally means the termination date has to be the last day of a calendar month — not, for example, the 15th.
A quick example: if rent is due on the first of the month and a tenant delivers the N9 on March 10, the earliest valid termination date is May 31 — not April 30, because April 30 falls short of the full 60 days from March 10.
For fixed-term leases, the termination date generally can’t be earlier than the last day of the lease term, even if 60 days’ notice has technically passed. A tenant on a one-year lease ending in October can’t use an N9 to leave in August just because they’ve given sufficient notice — the lease term still has to run its course unless the landlord agrees otherwise.
Weekly and Daily Tenancies
Tenancies that run week-to-week or day-to-day follow a shorter notice period: 28 days, with the termination date falling on the last day of a rental week rather than a rental month. Care homes and some other tenancy types follow different rules entirely, so it’s worth confirming which category a specific tenancy falls under before relying on the standard timelines.
Here’s the full picture at a glance:
Tenancy Type | Minimum Notice | Termination Date Must Fall On |
Monthly / periodic tenancy | 60 days | Last day of a rental period (usually end of month) |
Fixed-term lease | 60 days | Last day of the fixed term, or later |
Weekly or daily tenancy | 28 days | Last day of a rental week |
Care home tenancy | 30 days | Any day — doesn’t have to align with a rental period |
Leaving early after receiving an N12 or N13 | 10 days | Any day before the landlord’s stated termination date |
Giving Early Notice After an N12 or N13
If a landlord has served an N12 (landlord’s or purchaser’s own use) or an N13 (demolition, conversion, or major repairs) and the tenant would rather move out sooner than the landlord’s stated date, the tenant can use an N9 to leave early with just 10 days’ written notice — far shorter than the standard 60 days, and the termination date doesn’t need to fall at the end of a rental period.
This is especially relevant heading into the second half of 2026: further changes to Ontario’s Residential Tenancies Act under Bill 60 take effect September 21, 2026, affecting how N12 and N13 notices are compensated and timed. The 10-day early-move-out option under the N9 isn’t changing, but tenants who receive an N12 or N13 around this date should double-check which version of the rules applies to their specific notice before deciding when to serve their own N9 in response. Our tenant paralegal team can help confirm which timeline applies to a notice received close to that transition date.
Special Rules for February and March
Because February is a short month, Ontario has specific carve-outs for tenants who want to move out at the end of February or March:
- To end a tenancy on the last day of February, notice must be given no later than January 1.
- To end a tenancy on the last day of March, notice must be given no later than February 1.
These rules apply to standard monthly and one-year tenancies, not to weekly tenancies or care homes.
How to Serve the N9 Properly
The N9 must be signed to be valid — an unsigned copy can be treated by the landlord as though no notice was given at all. It should be delivered directly to the landlord using a method that can be documented: handed over in person with a witness, sent by mail with proof of delivery, or through any method the tenant can later show actually reached the landlord. Keeping a dated copy of the signed form, along with proof it was sent or delivered, protects the tenant if a dispute ever comes up about whether proper notice was given.
What Happens After the N9 Is Served
Once delivered, the N9 sets the tenancy on a defined end date. If both the landlord and tenant follow through, the tenancy simply ends on the termination date and the tenant moves out. If the tenant changes their mind, the landlord isn’t obligated to let the tenancy continue — the N9 is the tenant’s decision, and reversing it generally requires the landlord’s agreement.
If a tenant serves the N9 but then doesn’t actually move out by the termination date, the landlord can apply to the Board using an L3 application based on the signed N9, generally within a set window after the termination date. Because the L3 relies on the tenant’s own signed notice rather than a contested “for cause” allegation, these applications tend to move through the Board more quickly than a disputed eviction. Landlords navigating this situation, or tenants who served an N9 and are now unsure how to walk it back, can get clarity through our Landlord and Tenant Board representation services.
Does the Tenancy Agreement End the Day You Move Out?
Not automatically. A tenant’s obligations under the rental agreement don’t necessarily end the moment they hand in the keys — rent can continue to be owed until the lease is properly closed out, unless the tenant takes additional steps such as getting the landlord’s agreement to end things early or finding someone to take over the unit. Tenants planning a move who are unsure how their specific lease terms interact with the N9 timeline can get guidance through our tenant paralegal services before locking in a termination date.
Common Mistakes Tenants Make With the N9
- Setting a termination date that isn’t the last day of a rental period
- Miscounting the 60 days and delivering the notice a few days short
- Assuming a fixed-term lease can be broken with just 60 days’ notice, regardless of the lease end date
- Sending the notice by text or email without prior written agreement to accept notices that way
- Forgetting to sign the form
- Not keeping proof that the notice was actually delivered to the landlord
Any of these can push the actual termination date later than a tenant expects — sometimes by an entire extra month of rent.
When a Landlord Suspects the N9 Isn't Genuine
Occasionally a landlord will receive an N9 and have reason to believe the tenant doesn’t actually intend to leave, or that the notice was signed under pressure or misunderstanding. Landlords in this position generally have to wait and see whether the tenant vacates on the stated date rather than acting preemptively. If the date passes and the unit isn’t vacated, that’s when the formal application process comes into play. Landlords managing this kind of uncertainty, particularly where it overlaps with unpaid rent or other lease issues, may find it useful to review our broader eviction paralegal services before the termination date arrives.
Frequently Asked Questions About the N9 Notice in Ontario
How much notice does a tenant have to give to move out in Ontario?
At least 60 days for most monthly and fixed-term tenancies, or 28 days for weekly or daily tenancies. The termination date must fall on the last day of a rental period.
Can a tenant end a fixed-term lease early using an N9?
Generally, no — the termination date on an N9 usually can’t be earlier than the end of the fixed term, unless the landlord agrees to an earlier date.
Does a tenant need a reason to give an N9?
No. Tenants aren’t required to explain why they’re ending the tenancy.
What happens if a tenant gives an N9 but doesn’t move out?
The landlord can apply to the Landlord and Tenant Board using an L3 application, based on the signed N9, to obtain an order ending the tenancy.
Can an N9 be sent by text message?
Only if the landlord has previously agreed in writing to accept notices that way. Otherwise, it should be delivered as a signed written document through a documented method.
Is there a different notice period for February or March move-outs?
Yes. To move out at the end of February, notice must be given by January 1; for the end of March, notice must be given by February 1.
Has Bill 60 changed the N9 notice period?
No. The 60-day (or 28-day, or 10-day early-move-out) notice periods for tenant-initiated notices under the N9 remain unchanged. Bill 60’s September 21, 2026 changes affect landlord-initiated N4, N12, and N13 notices, not the N9 itself.
Getting Your Move-Out Notice Right
A single miscounted day on an N9 can turn into an unexpected extra month of rent — or a landlord assuming a unit is vacating on the wrong date entirely. Kippel & Associates Legal Services helps tenants and landlords across Toronto and the GTA get tenancy transitions right the first time. Book a free consultation or check our FAQ page for more on Landlord and Tenant Board notices.
This article is provided for general information purposes and does not constitute legal advice. For guidance on a specific N9 notice or Landlord and Tenant Board matter, consult a licensed paralegal.
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- N2 Notice Ontario: What Partially Exempt Really Means for Your Rent Increase
- N8 Form Ontario: Notice to End Tenancy for Persistent Late Rent Payment
- N2 Form Ontario: Notice of Rent Increase for Exempt Units Explained
- Can a Landlord Enter Without Notice in Ontario?
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