The N11 Agreement to End the Tenancy is the Landlord and Tenant Board's form for a landlord and tenant in Ontario who both agree that the tenancy will end on a chosen date. It needs no ground for eviction and no minimum notice period, and if the tenant does not leave, the landlord can use it to apply for an eviction order without a hearing (an L3 application). Because the order can issue without a hearing, the form has to be signed properly and at the right time.
At a glance
| Who uses it | A landlord and tenant who both agree to end the tenancy |
| When | Any time during the tenancy, but not when the tenancy agreement is made or as a condition of renting the unit |
| Notice period / deadline | No minimum notice; the termination date is whatever the parties agree. An L3 must be filed no later than 30 days after that date |
| How it is served or filed | Signed by both sides; each keeps a copy. Not filed with the LTB unless the landlord files an L3 |
| Filing fee (if an application) | No fee for the N11. L3 fee: $201, or $186 on the Tribunals Ontario Portal |
| Follow-on form | L3 Application to End a Tenancy – Tenant Gave Notice or Agreed to Terminate the Tenancy |
What the N11 is for
Section 37(3) of the Residential Tenancies Act, 2006 (RTA) says a notice of termination is not needed if the landlord and tenant have agreed to end the tenancy. The N11 is the LTB's written version of that agreement. It sets one termination date and states that the tenant will move out on or before it.
The agreement matters in two ways:
- If the tenant leaves on time, the tenancy ends on the agreed date. If the tenant leaves property behind after moving out, the landlord may sell, keep or dispose of it (RTA s. 41). The form repeats this warning to the tenant.
- If the tenant stays, the landlord can apply under RTA s. 77 for an order ending the tenancy "without notice to the tenant". The LTB can issue that order without a hearing (an ex parte order). It cannot take effect before the agreed termination date.
What it cannot do: it does not let the landlord change the locks or remove the tenant. Only the Court Enforcement Office (Sheriff) can enforce an LTB eviction order. It also cannot be used to get around a tenant's protections by having them sign it when they rent the unit.
When to use it (and when not to)
Use an N11 when the tenant has genuinely agreed to leave, for example after negotiating a move-out date, a "cash for keys" arrangement, or an early end to a lease the tenant wants out of.
Do not use it in these situations:
- When the tenancy agreement is signed, or as a condition of renting. An agreement made then is void under RTA s. 37(5). The form itself warns tenants about this. There are narrow exceptions: certain student housing (RTA s. 37(6) and (7)) and care home units providing rehabilitative or therapeutic services for no more than four years under an agreement with a service manager (O. Reg. 516/06, s. 7).
- When the tenant is the one giving notice. A tenant ending a monthly or fixed-term tenancy uses the N9 Tenant's Notice to End the Tenancy. An L3 can rely on either an N9 or an agreement.
- When the tenant has not actually agreed. If the tenant later shows they never agreed, the LTB must set the order aside (RTA s. 77(8)(a)). A signature obtained by pressure, or on a form the tenant did not understand, invites exactly that motion.
- Instead of a landlord's notice. If you want the unit back for your own use, for renovations or for a breach, the right route is the matching notice (for example the N12), not an N11 the tenant is pushed to sign.
Deadlines and limitation periods
- Termination date: no minimum notice period applies. It can be any date both sides agree on, and it does not have to be the last day of a rental period.
- Earliest L3 filing: the L3 instructions say you can apply as soon as the agreement is signed. You do not have to wait for the termination date.
- Latest L3 filing: no later than 30 days after the termination date in the agreement (RTA s. 77(3)). The LTB cannot extend this deadline (O. Reg. 516/06, s. 56). Miss it and you need a fresh agreement or a landlord's notice.
- Effective date of the order: an ex parte order cannot take effect before the agreed date (RTA s. 77(5)).
- Tenant's motion to set aside: the tenant has 10 days after the order is issued to file a motion (RTA s. 77(6)). Filing the motion automatically stays the order until the LTB decides it (s. 77(7)).
- Counting days: the LTB counts calendar days, excluding the first day and including the last. If a deadline falls on a day the LTB is closed, it moves to the next open day (Rules of Procedure 1.12–1.14).
How to fill out the N11, section by section
The current form is version 01/04/2022. It was not among the forms updated on September 21, 2026. It has two pages and has no separate instructions.
Page 1: names, address and date
- Name of Tenant: include all tenant names. List every tenant on the tenancy agreement who lives in the unit, spelled as in the lease. You do not name children or guests. The LTB has not published guidance on whether an N11 signed by only one of several joint tenants supports an L3 against all of them, so have every tenant sign.
- Name of Landlord. The landlord's full legal name. Use a corporation's legal name if a corporation owns the unit. List all landlords if there are several.
- Address of the Rental Unit. Give the full address, including the unit number (or "Basement" or "Upper"), municipality and postal code.
- Termination date (dd/mm/yyyy). One fixed calendar date in day/month/year order. Do not write "end of the month" or "when the new place is ready". The L3 order will use this date.
The rest of page 1 is the LTB's "Important Information" box. Do not remove or alter it. It tells the tenant that the landlord can apply to evict, that belongings left behind can be disposed of, and that a tenant cannot be required to sign as a condition of renting.
Page 2: signatures
- Signature of Tenant: first name, last name, phone number, signature and date. The form has one tenant block, so attach extra signature pages in the same format for additional tenants.
- Signature of Landlord: first name, last name, phone number, signature and date. An agent or employee signing for a corporate landlord should sign in that capacity.
- Office Use Only: leave blank.
Give the tenant a signed copy and keep the original. If you file an L3, you will need a copy of the agreement and a declaration or affidavit confirming it.
Serving it
An N11 is signed, not served. The practical steps:
- Have it signed after the tenancy has started, in a separate conversation from any lease signing or renewal.
- Give each tenant a signed copy. The form says both sides should keep one.
- Keep evidence of how it was signed: the date, who was present, any payment you agreed to and any emails discussing it. If the tenant moves to set aside an L3 order, this is your evidence.
- If the tenant leaves on time, you need nothing more.
- If the tenant does not leave, file an L3 on the Tribunals Ontario Portal (fee $186), or by mail, courier or at ServiceOntario (fee $201). The L3 instructions require:
- the completed L3;
- a copy of the N11;
- a signed declaration or sworn affidavit confirming the agreement; and
- the fee.
The application is refused if any of these is missing. The declaration should state when the tenancy agreement was made, the termination date, when and by whom the N11 was signed, that it was not signed when the tenancy agreement was entered into, and that no later agreement replaced it.
Mistakes that get it refused, voided or dismissed
- Signing it with the lease or as a condition of renting. The agreement is void under RTA s. 37(5), so there is nothing for the L3 to rest on. Unless one of the narrow exceptions applies (some student housing, certain care homes), a "sign this N11 with your lease" practice gets you nothing.
- Filing the L3 more than 30 days after the termination date. Section 77(3) bars it and the LTB cannot extend the time. The L3 instructions warn the application may be dismissed.
- Leaving out the declaration or affidavit, or the copy of the N11. The L3 instructions say the application will be refused. RTA s. 77(2) requires an affidavit verifying the agreement; the LTB accepts a signed declaration instead under Rule 1.5.
- A vague or conditional termination date. "On or about", "when the tenant finds a place" or two different dates gives the LTB no date to enforce. Use one dd/mm/yyyy date.
- Not every tenant signs. If a co-tenant who lives there did not sign, expect that tenant to argue they never agreed to end anything.
- A signature that was not freely given. If the tenant shows there was no real agreement, the LTB must set the order aside (RTA s. 77(8)(a)). Pressure, threats or misleading statements about the tenant's rights are the usual reasons.
- Altering the form. Strikeouts, an edited "Important Information" box or added conditions invite the argument that the tenant did not understand what they signed. Put side terms, such as a moving payment, in a separate signed document and keep the N11 clean.
- Treating the N11 as an eviction. Changing the locks or removing belongings while the tenant is still in possession, before a Sheriff enforces an order, is not authorized by the agreement.
What happens next
If the tenant moves out by the termination date, the tenancy is over. If not:
- File the L3 with the N11 and the declaration or affidavit, within 30 days after the termination date.
- Ex parte order. The LTB usually decides an L3 without a hearing and issues an order ending the tenancy no earlier than the agreed date. Interpretation Guideline 7 notes that if the file is instead sent to a hearing, the LTB applies RTA s. 83 and can consider all the circumstances.
- Tenant's motion to set aside. Within 10 days of the order, the tenant can file a Motion to Set Aside an Ex Parte Order (Form S2), which stays the order. After a hearing the LTB either sets the order aside or lifts the stay, immediately or on a future date (RTA s. 77(8)).
- Enforcement. Once the order is in force and not stayed, file it with the Court Enforcement Office (Sheriff). Only the Sheriff can carry out the eviction.
Recent changes
From September 21, 2026, there is a stricter test when a tenant moves to set aside an ex parte order based on an N11 (or on the tenant's own notice). Under new section 8.2 of O. Reg. 516/06, made under RTA s. 77(8)(b):
- The LTB sets the order aside only if satisfied, having regard to all the circumstances, that it would not be unfair to do so.
- The LTB cannot consider changes in the tenant's circumstances that arose after the agreement was signed, such as a later job loss or difficulty finding a new place.
Interpretation Guideline 7 was updated to match. The N11 form itself did not change.
Frequently asked questions
Does the N11 have to give 60 days' notice?
No. An agreement to end a tenancy has no minimum notice period and the date does not have to be the end of a rental period. The parties pick the date. What does have a fixed deadline is the L3: it must be filed within 30 days after that date.
Can I make a tenant sign an N11 when they sign the lease?
Generally no. An agreement signed at that time, or as a condition of renting, is void under RTA s. 37(5). The exceptions are narrow: certain post-secondary student housing and certain care homes providing rehabilitative or therapeutic services, as the form itself sets out.
Can the tenant change their mind after signing?
The RTA gives no cooling-off period for an N11. If the tenant stays and you obtain an L3 order, the tenant can move within 10 days to set it aside. Since September 21, 2026, the LTB can set it aside only if that would not be unfair, and cannot consider changes in the tenant's circumstances after signing.
Is there a hearing on an L3?
Usually not. The LTB can issue the order without notice to the tenant. A hearing happens if the tenant files a motion to set aside, or if the LTB sends the application to a hearing.
Can I use an N11 with a tenant who owes rent?
Yes, if the tenant genuinely agrees to leave. The N11 deals only with the end of the tenancy. Rent owed is a separate claim, for example an L1 while the tenant is in possession or an L10 after they leave.