Ontario N11 Form: Ending a Tenancy by Mutual Agreement, Step by Step

Ontario's N11 Agreement to End the Tenancy is a Landlord and Tenant Board (LTB) form that both a landlord and a tenant sign once they have settled, together, on the day the tenancy will finish. Landlords use it because, if the tenant does not go, it can lead to an eviction order with no ground to prove and usually no hearing. Tenants should treat it as a firm promise to leave and read it carefully first. Since the Board may act on it without hearing from either side, the timing and manner of signing are what make or break it.

The essentials

Why it works

When both sides consent to end the tenancy, no termination notice is needed: see section 37(3) of the Residential Tenancies Act, 2006, called the RTA here. The N11 is simply that agreement in writing: a single end date, with the tenant undertaking to be out by then.

Two paths follow from it:

• Path one, the tenant goes on time. That date is when the tenancy is over. Belongings left behind once the tenant has moved can be sold, kept or discarded (RTA s. 41); the form itself flags this for the tenant.
• Path two, the tenant does not go. RTA s. 77 lets the landlord seek a termination order "without notice to the tenant". Lawyers call an order made without a hearing ex parte. The earliest it can take effect is the agreed date.

Two limits worth knowing:

• Signing does not entitle a landlord to change locks or put anyone out. Only the Sheriff (the Court Enforcement Office) may enforce an eviction order from the LTB.
• It is no workaround for tenant protections; asking for it as part of renting the unit defeats it.

Is an N11 right for your situation?

Good fits: the tenant has honestly chosen to leave, perhaps after you bargained over a moving date, struck a "cash for keys" deal (money paid in return for leaving), or the tenant asked to be released from a lease early.

Poor fits, and why:

1. Lease day, or a condition of renting. An agreement made then is void (RTA s. 37(5)), as the form itself points out. Narrow carve-outs exist only for some student housing, under subsections 37(6) and (7), and for care home units that, under a service-manager agreement, give rehabilitative or therapeutic services for a period of up to four years (O. Reg. 516/06, s. 7).
2. The tenant is leaving on their own initiative. For monthly or fixed-term tenancies alike, the tenant's own form is the N9 Tenant's Notice to End the Tenancy. Either an N9 or an agreement can ground an L3.
3. Consent that is not genuine. Should the tenant later prove no real agreement existed, RTA s. 77(8)(a) obliges the Board to cancel the order. Signatures won by pressure, or given without understanding the document, invite exactly that.
4. Standing in for a landlord's notice. Own use, renovations and tenant breaches each have a dedicated notice; own use, for instance, is an N12. Coaxing an N11 out of a tenant instead is the wrong way in.

Dates and deadlines

• End date. Whatever you both choose; no minimum notice, and mid-month is fine.
• First chance to file an L3. Per the L3 instructions, right after signing. Waiting for the end date is unnecessary.
• Final chance to file an L3. The termination date plus 30 days (RTA s. 77(3)). This cannot be extended by the Board (O. Reg. 516/06, s. 56); once it passes, you need either a fresh agreement or a landlord's notice.
• Order start. Under s. 77(5), never ahead of the agreed date.
• Tenant's set-aside motion. Must be filed within 10 days of the order's issue date (RTA s. 77(6)), and filing freezes the order until a decision (s. 77(7)).
• Counting. The LTB uses calendar days; skip day one, include the final day. When the final day is one the LTB is closed, it rolls forward to the following day the LTB is open (see Rules of Procedure 1.12–1.14).

Worked example: the N11 says Friday, April 30, 2027. Day 30 after that is Sunday, May 30, 2027, a closed day, so the L3 can still go in on Monday, May 31, 2027.

Completing the N11, step by step

You want version 01/04/2022. It was left out of the September 21, 2026 form refresh, has two pages, and comes without an instruction sheet.

Page 1

Step 1 – the tenant names box ("Name of Tenant: include all tenant names"). Each tenant who signed the lease and lives there, with names spelled to match it. Leave off kids and visitors. Whether an L3 against all of them can rest on just one co-tenant's signature is a question the LTB has not answered in published guidance, so collect every signature.

Step 2 – Name of Landlord. The full legal name (a corporation's legal name where it is the owner), and every landlord if there is more than one.

Step 3 – Address of the Rental Unit. Street address with unit number (or a label like "Basement" or "Upper"), municipality and postal code.

Step 4 – Termination date (dd/mm/yyyy). A single calendar date, day first. Wording such as "month end" or "after the move" fails, because the L3 order repeats whatever date is here.

Further down is the "Important Information" box from the LTB. Do not change a word. Its message to the tenant: the landlord may apply for eviction, items left behind can be disposed of, and signing can never be made a requirement for renting.

Page 2

Step 5 – Signature of Tenant. Name (first, last), phone, signature, date. Only one tenant block is printed, so extra tenants sign on added pages laid out the same way.

Step 6 – Signature of Landlord. The same four items. Someone signing on a corporation's behalf, such as an employee or agent, signs in that capacity.

Step 7 – Office Use Only. Blank.

Afterwards, the landlord holds the original and the tenant receives a signed copy. Any later L3 needs that copy plus a declaration or affidavit backing it up.

Signing it, and what to keep

An N11 is not served; it is signed by both. A sensible routine:

• [ ] Wait until the tenancy has begun; never mix the N11 into a lease signing or renewal meeting.
• [ ] Every tenant should leave with a signed copy, as the form contemplates.
• [ ] Write down the setting: date, people present, any payment promised, and keep related emails. If a set-aside motion comes, this is what you will rely on.
• [ ] Tenant leaves on schedule? You are done.

Tenant still there? The landlord's L3 goes in through the Tribunals Ontario Portal at $186, or at $201 by mail, by courier or at ServiceOntario. Under the L3 instructions the package has four parts:

• the L3 itself;
• the N11 (a copy);
• proof of the agreement by signed declaration or sworn affidavit;
• the fee.

Any gap means refusal. The declaration should state when the lease (tenancy agreement) began, the agreed end date, the date the N11 was signed and by whom, confirmation it was not signed at the time the tenancy agreement was made; and confirmation nothing signed later replaced it.

Mistakes that leave an N11 worthless

1. Bundled with the lease or required to rent. Section 37(5) makes the agreement void, leaving the L3 with nothing underneath it. Apart from the limited student-housing and care-home exceptions, getting N11s signed at move-in is pointless.
2. Late L3. After 30 days s. 77(3) bars the application, the Board has no extension power, and the L3 instructions warn it may be dismissed.
3. Missing the N11 copy or the declaration/affidavit. Refusal follows. The RTA (s. 77(2)) calls for a verifying affidavit; under Rule 1.5, the LTB will also take a signed declaration.
4. A soft or conditional date. Phrases like "approximately" or "once a new home is found", or two dates on one form, give the Board no fixed day. Use a single dd/mm/yyyy date.
5. One occupant tenant left off. That person is likely to say they never consented.
6. Pressure. Where no genuine agreement is shown, RTA s. 77(8)(a) requires the Board to set the order aside. Threats, coercion, or misleading a tenant about their rights are what usually lead there.
7. Marked-up forms. Strikeouts, an altered information box or extra conditions feed the argument that the tenant never understood the document. Record side terms, like a moving payment, in a separate signed paper.
8. Self-help eviction. The agreement gives no authority to change locks or take belongings while the tenant still lives there and before the Sheriff acts on an order.

What happens next

A tenant who is out by the agreed date ends the matter. If not, expect these steps:

1. L3 filed. The landlord files it, attaching the N11 and the supporting declaration or affidavit, inside 30 days after the end date.
2. Order without a hearing. Ordinarily the Board makes an ex parte order, effective no sooner than the agreed date. If instead the file is referred to a hearing, Interpretation Guideline 7 explains that the Board applies RTA s. 83 and can look at all the circumstances.
3. Tenant's response. Filing Form S2 (Motion to Set Aside an Ex Parte Order) within 10 days suspends the order. After hearing the motion, the Board cancels the order, or else lifts the suspension, either immediately or from a future date it sets (RTA s. 77(8)).
4. Enforcement. When the order is in effect and not suspended, the landlord files it with the Court Enforcement Office (Sheriff); nobody else can carry out an eviction.

For tenants who have signed:

• [ ] Put the end date in your calendar as your move-out day.
• [ ] Take everything with you; items left behind after you go may be sold, kept or discarded.
• [ ] If an order arrives and you say there was never a true agreement, your 10 days to file an S2 run from the order's issue date.

Recent changes

A stricter test has applied from September 21, 2026 to a tenant's set-aside motion where the ex parte order rests on an N11, or on a notice the tenant gave. The source is section 8.2, newly added to O. Reg. 516/06 under the authority of RTA s. 77(8)(b):

• cancelling the order is allowed only where the Board, considering everything, is satisfied it would not be unfair; and
• developments in the tenant's life after signing, such as a later job loss or trouble finding a home, are off the table.

Interpretation Guideline 7 now reflects the new test. The N11 form did not change.

Frequently asked questions

Must an N11 give 60 days' notice?

No. There is no minimum notice when both sides agree, and a mid-period date is fine. The only fixed clock is for the landlord's L3: 30 days after the agreed date.

Can an N11 be part of the lease package?

Usually not. An N11 signed then, or demanded as a condition of renting, is void (s. 37(5)). The form lists the limited exceptions: certain post-secondary student residences and certain care homes that provide rehabilitative or therapeutic services.

I'm a tenant who signed and changed my mind. Is there a cooling-off period?

Not under the RTA. If you stay and the landlord gets an L3 order, you have 10 days to bring a set-aside motion. From September 21, 2026, the Board will do so only if it would not be unfair, and it will not look at changes in your situation after you signed.

Does an L3 lead to a hearing?

Not normally; the order may issue with no notice to the tenant. There is a hearing only if the tenant files a set-aside motion or the Board decides to send the file to one.

Can an N11 be used with a tenant in arrears?

Yes, as long as leaving is the tenant's genuine choice. It only settles when the tenancy ends. Unpaid rent is pursued separately: an L1 if the tenant is still living there, or, once they have moved, an L10.

Official sources

• N11 – Agreement to End the Tenancy (PDF)
• L3 Instructions
• Residential Tenancies Act, 2006, ss. 37, 41 and 77
• O. Reg. 516/06 (General), ss. 7, 8.2 and 56
• LTB Rules of Procedure
• Interpretation Guideline 7: Relief from Eviction
• LTB Operational Update, September 21, 2026
• LTB Forms, filing and fees

Last reviewed October 31, 2026. General information, not legal advice for your situation. Always use the current version of the form from the LTB.