What we do
Check the tenancy
We confirm who every tenant is, when the tenancy began, and that the agreement is not a condition of renting.
Prepare the agreement
We prepare the N11 with the unit, every tenant and a termination date you have both accepted.
Check the signatures
We check that you and every tenant sign and date it, and that each side keeps a copy.
File the L3 if needed
If the tenant stays, we file the L3 with the agreement and a declaration, within the 30-day limit.
Respond to a motion
If the tenant asks the Board to set aside the order, we prepare your evidence and represent you at the hearing.
The forms involved
- N11
Agreement to End the Tenancy
Records that you and your tenant agree the tenancy ends on a set date.
Form and instructions at the Landlord and Tenant Board (opens in a new tab) - N9
Tenant's Notice to End the Tenancy
The tenant's own notice to leave. The Act's notice periods apply.
Form and instructions at the Landlord and Tenant Board (opens in a new tab) - L3
Application to End a Tenancy and Evict a Tenant – Tenant Gave Notice or Agreed to End the Tenancy
Asks the Board to end the tenancy when the tenant does not leave.
Form and instructions at the Landlord and Tenant Board (opens in a new tab) Declaration
Confirms the agreement's details and is filed with the L3. A sworn affidavit can replace it.
Form and instructions at the Landlord and Tenant Board (opens in a new tab)- S2
Motion to Set Aside an Ex Parte Order
The tenant's form to ask the Board to set aside an order made without a hearing.
Form and instructions at the Landlord and Tenant Board (opens in a new tab)
How the timing works
- Agreement signedYou can file the L3 from this day.
- Termination dateThe agreed date. No eviction order takes effect earlier.
- Last day to file30 days after the agreed termination date.
- Set-aside windowThe tenant has 10 days after the order is issued.
- Order expiresSix months after taking effect, if not filed with the Sheriff.
How the process runs
A tenancy can end only as the Act allows. One way is for you and your tenant to agree on an end date. No notice of termination is needed. The LTB says you can agree at any time, even during a lease, and that a written agreement should be signed by all the tenants. The LTB’s form for this is the N11, Agreement to End the Tenancy.
An N11 is not the same as an N9. The N9 is the tenant’s own notice, signed by the tenant alone. It must meet the Act’s notice periods: for a monthly tenancy, at least 60 days, ending on the last day of a rental period, and for a fixed term, not before the term ends. An N11 is signed by both of you, and the LTB lists no minimum notice period for it.
If the tenant does not leave, you can file an L3 as soon as the agreement is signed, and no later than 30 days after the agreed termination date. You file a copy of the agreement and a signed declaration or sworn affidavit confirming it. The tenant is not told about the application, and the Board normally issues an order without a hearing. The order cannot take effect before the agreed date.
The tenant can ask the Board to set the order aside within 10 days after it is issued. That stays the order, so it cannot be enforced until a hearing. The Board must set the order aside if it finds there was no agreement and no notice from the tenant. It must also set it aside if satisfied that doing so would not be unfair. Since September 21, 2026, it cannot consider changes in the tenant’s circumstances after the agreement was made. Otherwise it lifts the stay. Only the Sheriff can enforce the order.
Where applications go wrong
- The agreement was part of renting. An agreement made when the tenancy agreement was entered into, or as a condition of it, is void. There are exceptions for some student housing and care homes.
- There is nothing in writing. The L3 must include a copy of the written agreement. The LTB refuses an application with a required item missing.
- A tenant did not sign. The LTB says a written agreement should be signed by all the tenants, and the N11 asks for every tenant’s name.
- The declaration is incomplete. It should give the tenancy start date, the termination date, who signed and when, and confirm the agreement was not signed at the start of the tenancy or later replaced.
- The L3 is filed late. The limit is 30 days after the agreed termination date, and the Board cannot extend it.
Around the termination date
Once you have agreed, you can enter to show the unit to prospective tenants without written notice, between 8 a.m. and 8 p.m., after telling or trying to tell the tenant. If the tenant moves out by the date but leaves belongings behind, the tenant no longer has rights to them and you may dispose of them. If the tenant stays past the date, you are entitled to compensation for their use of the unit. Accepting it does not by itself create a new tenancy, unless you agree otherwise.
Fees
The steps below are each priced on their own. Board filing fees are separate and are paid to the Board.
Agreement to end the tenancy
An agreement with your tenant prepared, checked and signed correctly.
Board application
Application filed with the Board, with evidence collected and submitted.
Hearing representation
Preparation and representation at the Board or Divisional Court.
No two matters are alike, so we price yours once we know the facts. You will know the fee before any work starts.
Screening call: 15 minutes, complimentary. Full consultation: 45 minutes, $150 incl. HST.
Book the complimentary callQuestions
Do I have to use the N11 form?
The LTB’s guidance says you can use the N11, Agreement to End the Tenancy. It also says an agreement can be oral, but it recommends a written one, signed by all the tenants. If the tenant does not move out, your L3 must include a copy of the written agreement and a signed declaration or sworn affidavit confirming it. The LTB refuses an L3 filed without them.
Can my tenant change their mind after signing?
The LTB says the tenant can ask you to agree to a new arrangement letting the tenancy continue. If you do not agree and the tenant stays, you can file an L3. If the Board makes an eviction order without a hearing, the tenant has 10 days after it is issued to ask that it be set aside. The Board sets it aside if there was no agreement, or if that would not be unfair. Since September 21, 2026, it cannot consider changes in the tenant’s circumstances after the agreement.
Can I make signing an N11 part of the lease?
No, in most cases. Under the Act, an agreement to end the tenancy is void if it is made when the tenancy agreement is entered into, or as a condition of entering into it. A tenant’s notice given at that time is void in the same way. There are exceptions for some housing for students of a post-secondary institution, and for some care home units that provide rehabilitative or therapeutic services.
Sources (30)
Legal statements on this page come from Ontario's laws and regulations, the Landlord and Tenant Board's own forms, instructions and rules, and the other official sources listed below.
- A tenancy may be terminated only in accordance with the Act; no notice of termination is needed if the landlord and tenant have agreed to terminate the tenancy (RTA s. 37(1), (3)). Ontario e-Laws (opens in a new tab)
- A landlord and tenant can agree to end the tenancy at any time, even during a lease; written agreements should be signed by all the tenants; landlords can use the N11 (LTB brochure, How a Landlord Can End a Tenancy, Agreement to End a Tenancy). Tribunals Ontario (opens in a new tab)
- Official title of Form N11 is “Agreement to End the Tenancy”; it is signed by the tenant and the landlord, names all tenants and sets the termination date (Form N11, v. 01/04/2022). Tribunals Ontario (opens in a new tab)
- Official title of Form N9 is “Tenant's Notice to End the Tenancy”; it is signed by the tenant (Form N9, v. 01/04/2022). Tribunals Ontario (opens in a new tab)
- A tenant may terminate a tenancy at the end of a period or fixed term by giving notice in accordance with s. 44 (RTA s. 47). Ontario e-Laws (opens in a new tab)
- A tenant's notice for a monthly tenancy must be given at least 60 days before the termination date, which must be the last day of a rental period; for a fixed term, effective on the expiration date (RTA s. 44(2), (4)). Ontario e-Laws (opens in a new tab)
- For an agreement to end the tenancy, the landlord may apply without giving the tenant a notice and the minimum notice period is listed as “None” (LTB brochure, How a Landlord Can End a Tenancy, Table 2). Tribunals Ontario (opens in a new tab)
- Official title of Form L3 as printed on the form: “Application to End a Tenancy and Evict a Tenant” / “Tenant Gave Notice or Agreed to End the Tenancy” (Form L3, v. 01/04/2022). Tribunals Ontario (opens in a new tab)
- The landlord can apply as soon as the tenant and landlord sign the written agreement, without waiting for the termination date (L3 instructions, Section A). Tribunals Ontario (opens in a new tab)
- A landlord may apply without notice to the tenant where the landlord and tenant have entered into an agreement to terminate the tenancy (RTA s. 77(1)(a)). Ontario e-Laws (opens in a new tab)
- The landlord shall include an affidavit verifying the agreement (RTA s. 77(2)). Ontario e-Laws (opens in a new tab)
- Application under s. 77(1) shall not be made later than 30 days after the termination date specified in the agreement (RTA s. 77(3)). Ontario e-Laws (opens in a new tab)
- The Board may not extend deadlines for filing applications other than those it is expressly permitted to extend under s. 190(1) (O. Reg. 516/06, s. 56, para. 2; RTA s. 190(1) lists only s. 126, s. 159(2) and s. 226). Ontario e-Laws (opens in a new tab)
- An application under s. 77 based on an agreement to terminate must be accompanied by a copy of the agreement (O. Reg. 516/06, s. 53, para. 4). Ontario e-Laws (opens in a new tab)
- The L3 must include the completed form, a copy of the N9 or the written agreement, a signed declaration or sworn affidavit confirming its contents and the fee; the application will be refused if any item is missing (L3 instructions, Section C). Tribunals Ontario (opens in a new tab)
- The declaration or affidavit should include the date of the tenancy agreement, the termination date, the dates and names of those who signed, that the agreement was not signed when the tenancy agreement was entered into, and that no later agreement changed or replaced it (L3 instructions, Section C). Tribunals Ontario (opens in a new tab)
- Where the RTA requires an affidavit, the LTB also accepts a signed and dated declaration (LTB Rules of Procedure, Rule 1.5). Tribunals Ontario (opens in a new tab)
- On receipt of the application, the Board may make an order terminating the tenancy and evicting the tenant; the order is effective not earlier than the date specified in the agreement (RTA s. 77(4), (5)). Ontario e-Laws (opens in a new tab)
- After the landlord files the L3, the LTB will normally issue an order terminating the tenancy without holding a hearing (Form L3, Important Information; LTB Interpretation Guideline 7, Applications Under Section 77). Tribunals Ontario (opens in a new tab)
- The tenant may move to set aside the order within 10 days after it is issued; the motion stays the order (RTA s. 77(6), (7)). Ontario e-Laws (opens in a new tab)
- After a hearing, the Board shall set aside the order if there was no agreement and no tenant's notice, shall set it aside if the prescribed tests are met, or shall lift the stay (RTA s. 77(8), clause (b) as amended by S.O. 2025, c. 14, Sched. 12, s. 5, in force 21/09/2026). Ontario e-Laws (opens in a new tab)
- Prescribed test: the Board shall set aside the order if satisfied it would not be unfair, but shall not consider changes in the tenant's circumstances that arose after the agreement (O. Reg. 516/06, s. 8.2, added by O. Reg. 241/26, in force September 21, 2026). Ontario e-Laws (opens in a new tab)
- An eviction order can only be enforced by the Court Enforcement Office (Sheriff) (LTB brochure, How a Landlord Can End a Tenancy, Eviction). Tribunals Ontario (opens in a new tab)
- An eviction order expires six months after it takes effect if not filed with the sheriff within that time (RTA s. 81). Ontario e-Laws (opens in a new tab)
- An agreement to terminate is void if entered into at the time the tenancy agreement is entered into or as a condition of entering into it (RTA s. 37(5)). Ontario e-Laws (opens in a new tab)
- Section 37(5) does not apply to certain post-secondary student housing (RTA s. 37(6), (7)) or to certain care home units providing rehabilitative or therapeutic services (O. Reg. 516/06, s. 7(1)). Ontario e-Laws (opens in a new tab)
- A landlord may enter without written notice to show the unit to prospective tenants if the landlord and tenant have agreed the tenancy will be terminated, between 8 a.m. and 8 p.m., after informing or trying to inform the tenant (RTA s. 26(3)). Ontario e-Laws (opens in a new tab)
- If the tenant moves out by the termination date but leaves possessions behind, the tenant no longer has rights to them and the landlord may dispose of them (Form N11; RTA s. 41(1)(b)). Ontario e-Laws (opens in a new tab)
- A landlord is entitled to compensation for use and occupation by a tenant who does not vacate after the tenancy is terminated by agreement (RTA s. 86). Ontario e-Laws (opens in a new tab)
- Unless the landlord and tenant agree otherwise, accepting compensation for use and occupation after an agreement to terminate does not reinstate the tenancy or create a new one (RTA s. 45(b)(ii)). Ontario e-Laws (opens in a new tab)