The Short Answer
The Landlord and Tenant Board replaced several forms on September 21, 2026, after changes to Ontarioās Residential Tenancies Act. Previous versions of the N5, N6, N8, N12, N13, L1, L2, L9, L10 and T5 will not be accepted after November 30, 2026. The N4 was also updated, and for N4 notices given on or after September 21, the non-payment notice period is seven days instead of 14. Markham landlords should delete saved blank forms, download the current versions from the LTB website and check every notice before serving it.
Own a rental in Markham? Call the Kaizen Real Estate Team at (647) 370-8885.
What Changed on September 21, 2026
Amendments to the Residential Tenancies Act from Bill 60 and Bill 97 took effect on September 21, 2026. The LTB updated its forms, Rules of Procedure and interpretation guidelines at the same time. A transition period lets landlords use the old versions of some forms until November 30.
Michael John Lau, a REALTORĀ® with the Kaizen Real Estate Team, one of the most active real estate teams in Markham and York Region, works with many investors and first-time landlords, and is sharing this reminder because a notice on the wrong form can cost weeks.
Questions About Your Rental?
Every tenancy and property is different. Call the Kaizen Real Estate Team at (647) 370-8885 and speak to a REALTORĀ® who works this market daily.
Forms With a November 30 Deadline
Form | Used for |
|---|---|
N5 | Notice for interfering with others, damage or overcrowding |
N6 | Notice for illegal acts or misrepresenting income |
N8 | Notice for persistent late payment |
N12 | Notice because the landlord, a purchaser or a family member needs the unit |
N13 | Notice for demolition, conversion or major repairs |
L1, L2 | Applications to evict |
L9, L10 | Applications to collect rent or money owed |
T5 | Tenant application about a bad-faith notice |
Neeraj Moolchandani on Landlord Paperwork
Neeraj Moolchandani, REALTORĀ® at Kaizen Real Estate, reminds investor clients that the right form at the right time often decides how smoothly a sale or tenancy change goes.
When a tenanted home is sold, he plans the notice timing with the lawyers on both sides before the deal is firm.
The N4 Changed Too
The N4, the notice for non-payment of rent, was updated on September 21. For N4 notices given on or after that date, the minimum notice period is seven days instead of 14. It does not mean an eviction can happen in seven days. Tenants can still void the notice by paying, and an L1 application is still needed if arrears remain. Use the current N4 for every notice.
Other Changes Landlords Should Know
- Persistent late payment: late payment at least three times in six months can qualify; keep a detailed rent ledger.
- Arrears hearings: for L1 applications filed on or after September 21, a tenant generally must pay 50% of the claimed arrears at least seven days before the hearing to raise other issues.
- N12 compensation: for landlordās own use, at least 120 daysā notice removes the one-month compensation requirement. This does not apply when a purchaser needs the unit.
- Moving in after an N12: the person generally must move in within 60 days, or bad faith may be presumed.
- Review deadline: since July 1, 2026, requests to review an LTB order are due within 15 days.
Selling or Buying a Tenanted Home?
The Kaizen Real Estate Team can help you plan notices, timing and closing dates around a tenancy.
Your Four-Week Checklist
- Delete saved blank LTB forms from your computer and email templates.
- Download current forms from the LTB website.
- Update property management software and shared folders.
- Check any notice you plan to serve before November 30.
- Keep copies of forms used in past matters.
- Ask a lawyer or licensed paralegal if you are unsure.
If You Are Selling or Buying a Rental
When a tenanted home is sold, the seller often serves an N12 for the buyerās own use once the deal is firm. Using the current form and correct notice period protects both sides and the closing date. Buyers should confirm the tenancy details before offering.
Getting Help
Ontarioās rules for landlords changed several times in 2026. For notices, applications and hearings, a lawyer or licensed paralegal can confirm your obligations. Ultimately, the decision is yours. The goal is to make sure you have all the information before you serve a notice.
Next Steps
- Request a free home evaluation: see what your rental property is worth.
- Buying an investment property: plan your next purchase.
- Markham neighbourhood guide: compare rental areas.
Work With Michael John Lau in Markham
Michael John Lau helps Markham buyers and sellers turn market numbers into a clear plan for their own situation. That means looking past city-wide averages to recent sales on your street, explaining the reasoning behind every recommendation, and making sure you have the information you need to decide with confidence.
š Contact Michael John Lau, REALTORĀ®
š www.callmikelau.com
š” www.livinginmarkham.ca
š¢ www.kaizenrealestate.ca