General information about Ontario law as of the date above, not legal advice. The law and the Board's forms change; check the sources at the end of the page.
Bill 60, the Fighting Delays, Building Faster Act, 2025 (S.O. 2025, c. 14), received Royal Assent on 27 November 2025. Its Schedule 12 amends the Residential Tenancies Act, 2006, and nearly all of those changes took effect on 1 July 2026 or 21 September 2026. This page is general information about the law as of 2 October 2026, not legal advice.
The changes at a glance
| Change | What it means | In force from | Section or regulation |
|---|---|---|---|
| N4 notice period | At least 7 days, any tenancy | N4s given from 21 September 2026 | RTA s. 59(1) (Bill 60) |
| N4 form | Version 1 required | 21 September 2026 | RTA s. 43(1) (Bill 60); O. Reg. 308/26 |
| Persistent late payment | Includes rent not paid within 7 days, 3 times in 6 months | 21 September 2026 | RTA s. 58(1.1) (Bill 60); O. Reg. 516/06, s. 8.1 |
| Tenant issues at an arrears hearing | Notice, and half the arrears paid to you | Applications filed from 21 September 2026 | RTA s. 82 (Bill 60); O. Reg. 516/06, s. 8.3 |
| Own-use N12 | No compensation with 120 days’ notice | N12s given from 21 September 2026 | RTA s. 48.1(2) (Bill 60) |
| Bad-faith presumption | Applies if no one moves in within 60 days | Applications made from 21 September 2026 | RTA s. 57(6.1) (Bill 97); O. Reg. 240/26 |
| Renovation tenants | Written updates, 60 days to return | Tenant requests, or units ready, from 21 September 2026 | RTA s. 53 (Bill 97) |
| Reviews | 15 days, three grounds | Orders made from 1 July 2026 | RTA s. 209 (Bill 60); O. Reg. 178/26 |
| Setting aside orders made without a hearing | Tenant’s later changes not considered | 21 September 2026 | RTA s. 77(8)(b) (Bill 60); O. Reg. 516/06, s. 8.2 |
| Delaying an eviction | Your consent, or set conditions | 21 September 2026 | RTA s. 83(1)(b) (Bill 60); O. Reg. 516/06, s. 8.4 |
| Maximum fines | $100,000 individual, $500,000 corporation | 1 July 2026 | RTA s. 238 (Bill 97) |
| Older LTB forms | No longer accepted | 30 November 2026 | LTB operational update |
Bill 60 and the other 2026 changes
Not every 2026 change comes from Bill 60. The bad-faith presumption, the renovation rules and the higher fines come from Bill 97, the Helping Homebuyers, Protecting Tenants Act, 2023 (S.O. 2023, c. 10), in force on the same dates. Many details are set by regulation.
N4: 7 days for every tenancy
For an N4 given on or after 21 September 2026, the termination date must be at least 7 days after the notice is given. Before, tenancies other than daily or weekly ones needed 14 days. The LTB applies the old periods to an N4 given before 21 September 2026. Do not count the day you give the notice. A mailed notice counts as given on the fifth day after mailing.
The N4 must now be version 1 of the form on the LTB website (O. Reg. 308/26). See non-payment of rent.
Persistent late payment and the N8
Bill 60 allowed a regulation to define persistent late payment. Since 21 September 2026, it includes not paying the rent within seven days of the due date on at least three occasions in any six-month period. A payment does not count if it was late only because you applied it to another amount, such as arrears. Persistent late payment can still be shown in other ways. The N8 period is unchanged: for a monthly tenancy, at least 60 days, ending on the last day of a rental period.
Tenant issues at an arrears hearing
At the hearing of your L1 application, a tenant can raise other issues, such as maintenance. For applications filed on or after 21 September 2026, the tenant must first give advance written notice of the issues and pay you half the arrears claimed, no later than seven days before the hearing.
Before, the Board could accept a tenant’s explanation for not giving notice. The old rules still apply to applications filed before 21 September 2026.
N12 for your own use: the 120-day option
An own-use N12 is for you, your spouse, a child or parent of either of you, or a caregiver. It needs at least 60 days’ notice, ending on the last day of a rental period or the end of a fixed term. Normally you must pay one month’s rent, or offer another acceptable unit, by the termination date.
For an own-use N12 given on or after 21 September 2026, no compensation is required if the termination date is at least 120 days after the notice and falls on the last day of a rental period or the end of a fixed term. An N12 for a purchaser still requires compensation. See getting the unit back.
For example, take a monthly tenancy with rent due on the 1st, and an own-use N12 handed to the tenant on 30 October 2026. With compensation, the earliest termination date is 31 December 2026: at least 60 days, then the last day of a rental period. Without compensation, it is 28 February 2027: at least 120 days, then the last day of a rental period. The tenant keeps paying rent until they leave, so the choice is mainly two months’ later possession against one month’s rent paid to the tenant. Mailing the notice adds five days to both counts.
Moving in within 60 days after an own-use N12
If your former tenant applies for bad faith after an own-use N12, the Board presumes bad faith if none of the people listed for an own-use N12 moved in within 60 days. The 60 days run from the termination date, or from the day the tenant left if later. You can still prove good faith on a balance of probabilities. This applies to applications made on or after 21 September 2026, and not to purchaser N12s. It comes from Bill 97 and O. Reg. 240/26.
Renovations: the tenant’s right to return
A tenant who gets an N13 for repairs or renovations can ask in writing, before moving out, to return. If the tenant asked on or after 21 September 2026, you must tell them in writing, without delay, the estimated ready date, any change to it, and when the unit is ready. If it is ready on or after that day, they must have at least 60 days to move back.
If you do not, the Act treats you as having failed to give the right to return. The former tenant can apply until two years after moving out or six months after the work ends, whichever is later.
Reviews: 15 days and narrower grounds
For an order made on or after 1 July 2026, a request to review must be filed within 15 days of the order being issued, unless the Board extends the time. For orders issued before 1 July 2026, the LTB Rules allow 30 days.
A review on request is now available only if a party was not reasonably able to participate for a listed reason, the order results from a listed serious error, or there is new evidence that could not have been obtained earlier and would likely have changed the result. See reviews and appeals.
Setting aside an order made without a hearing
If your tenant agreed to end the tenancy or gave you notice, the Board can order an eviction without a hearing. The tenant has 10 days to ask to set it aside. Since 21 September 2026, the Board sets the order aside if that would not be unfair, but it cannot consider changes in the tenant’s circumstances after the agreement or notice.
Delaying an eviction
Since 21 September 2026, the Board can delay an eviction only with your consent or if set conditions are met. In N12 and N13 cases, the delay must not be unfair to you or other tenants. In other cases, there must also be compelling grounds.
Higher maximum fines
Since 1 July 2026, the maximum fine on conviction for an offence under the Act is $100,000 for an individual and $500,000 for a corporation, up from $50,000 and $250,000. This came from Bill 97.
New form versions
On 21 September 2026 the LTB updated the N5, N6, N8, N12, N13, L1, L2, L9, L10 and T5. It says earlier versions will no longer be accepted as of 30 November 2026. This includes the N5 and N6 used for damage, disturbance or illegal acts. For the N4, version 1 is required from 21 September 2026.
What to check now
This is general information, not advice for your situation.
- Download each form from the LTB forms page when you need it, rather than reusing saved copies.
- Recount N4 dates: at least 7 days for N4s given from 21 September 2026, the old periods for earlier ones.
- Before an N8, check the rent record against the new meaning of persistent late payment.
- Before an own-use N12, choose between at least 120 days’ notice and paying compensation by the termination date.
- After an own-use N12, keep records of when the person moved in.
- If a tenant asked to return after renovations, send written updates and allow 60 days.
- Note the date each order is issued. The 15-day review period runs from it.
- Not sure which notice fits? Try the notice finder.