When an Ontario landlord and tenant both want the tenancy to end on a particular day, the Landlord and Tenant Board's N11 Agreement to End the Tenancy puts that deal in writing. No eviction ground is needed and no minimum notice applies. Its real power shows up when the agreed day comes and goes with the tenant still there: the landlord can then file an L3 and obtain an eviction order without a hearing. Precisely because an order can follow without the tenant being heard first, how and when the N11 is signed is what decides whether it holds.
Overview
| Parties | A landlord and a tenant who both consent to ending the tenancy |
| Timing | Any time once the tenancy is under way; never at lease signing, and never as a requirement for getting the unit |
| Notice and deadlines | No minimum notice; the parties choose the date. An L3 must follow within 30 days after that date |
| Service or filing | Both sign and keep copies. The LTB sees it only if an L3 is filed |
| Fees | None for the N11. The L3 costs $186 through the Tribunals Ontario Portal or $201 otherwise |
| What follows | An L3, the application used when a tenant gave notice or agreed to end the tenancy |
How the N11 works in law
Normally a tenancy ends through a notice of termination. The Residential Tenancies Act, 2006 (RTA), in s. 37(3), removes that requirement where landlord and tenant have agreed to end it, and the N11 is the LTB's written form of that agreement: a single termination date, and the tenant's commitment to vacate by then.
Two consequences follow.
The tenant moves out as agreed. The tenancy is over on the agreed date. Anything the tenant leaves behind may then be sold, kept or disposed of by the landlord under RTA s. 41, and the form tells the tenant so.
The tenant stays. RTA s. 77 lets the landlord apply for an order terminating the tenancy "without notice to the tenant". That is an ex parte order, made without a hearing, and it cannot take effect before the agreed date.
Some things the N11 never does. It gives no right to change the locks or put the tenant out; enforcing an LTB eviction order is the job of the Court Enforcement Office (Sheriff) alone. Nor can it be used to strip a tenant of protection by making them sign at the moment they rent.
Good uses, and the traps
An N11 suits a genuine agreement to leave: a negotiated move-out date, a cash-for-keys deal, or releasing a tenant early from a lease they want to get out of.
It does not suit:
Lease signing, or renting on condition of signing. RTA s. 37(5) voids an agreement made at that stage, and the form warns tenants accordingly. Only two narrow exceptions exist. One covers some student housing (subsections 37(6) and (7)). The other, in O. Reg. 516/06, s. 7, covers care home units where rehabilitative or therapeutic services are provided, for a maximum of four years, under a service manager agreement.
A tenant who is giving notice on their own. Tenants ending a monthly or fixed-term tenancy use their own form, the N9. Either an N9 or an agreement can support an L3.
A tenant who did not really agree. Under RTA s. 77(8)(a), proof that there was no agreement obliges the LTB to set the order aside. A signature produced through pressure, or on a document the tenant did not understand, is exactly what that motion is built on.
Standing in for a landlord's notice. If the real reason is your own use, renovation or a breach, serve the notice designed for it, such as the N12, rather than steering the tenant into signing an N11. An order built on a pressured N11 is the kind most exposed to being set aside later.
The timeline
- The termination date. Whatever date suits both sides; it need not fall at a period's end, and no minimum notice applies.
- Earliest L3. According to the L3 instructions, you may apply once the N11 is signed, without waiting for the termination date.
- Latest L3. Under RTA s. 77(3), 30 days past the agreed termination date, with no extension available from the LTB (O. Reg. 516/06, s. 56). For an N11 with a termination date of April 18, 2027, the last day to file is May 18, 2027. After that, you need a new agreement or a landlord's notice.
- When the order bites. Under s. 77(5), never before the date in the agreement.
- The tenant's response. A motion to set aside must be filed within 10 days after the order issues (RTA s. 77(6)). Filing it stays the order automatically until the LTB rules (s. 77(7)).
- How days are counted. Calendar days, leaving out the first day and counting the last; if the LTB is closed on the last day, the deadline moves forward to when it reopens (Rules 1.12–1.14).
Completing the N11
Version 01/04/2022 is current; it was not one of the forms revised on September 21, 2026. It runs two pages and comes without separate instructions.
Page 1
Tenant names. Every tenant on the lease who lives in the unit, spelled exactly as on the lease. Children and guests are not listed. The LTB has issued no guidance on whether one joint tenant's signature supports an L3 against the rest, so the safe course is to have every tenant sign.
Name of Landlord. The full legal name, or the corporation's legal name where a company owns the unit. Include every landlord.
Address of the Rental Unit. The complete address, with the unit designation ("Basement", "Upper" or a number), municipality and postal code.
Termination date (dd/mm/yyyy). A single, fixed calendar date written day, month, year. Phrases like "end of the month" or "once the new place is ready" will not work; the L3 order is built on this date.
Below these fields sits the LTB's "Important Information" box. Leave it exactly as printed. It cautions the tenant that an eviction application is possible, that the landlord may dispose of anything left behind, and that signing cannot be made a condition of renting.
Page 2
Signature of Tenant. First and last name, phone number, signature and date. With only one tenant block on the form, attach additional signature pages in the same layout for other tenants.
Signature of Landlord. The same details. Someone signing for a corporate landlord, as agent or employee, should sign in that capacity.
Office Use Only. Leave empty.
The tenant gets a signed copy; you keep the original. An L3 will require a copy of the agreement together with a declaration or affidavit confirming it.
Putting it into effect
There is no service step; an N11 is signed rather than served. In practice:
- Choose the moment. Sign after the tenancy has begun, in a conversation separate from any lease signing or renewal.
- Hand out copies. The form contemplates both sides keeping one, so give every tenant a signed copy.
- Document the signing. Record the date, who was there, any payment agreed and any emails about it. That record is your answer to a motion to set aside.
- Tenant leaves on time? Nothing further is required.
- Tenant stays? File an L3 through the Tribunals Ontario Portal for $186, or by mail, courier or ServiceOntario for $201. The L3 instructions list four items: the L3 itself, the fee, a copy of the N11, and a sworn affidavit or signed declaration verifying the agreement. Leave one out and the application is refused. In the declaration, set out the date the lease was made, the agreed termination date, who signed the N11 and when, confirmation that it was not signed as part of entering into the lease, and confirmation that nothing signed since has superseded it.
Where N11s fail
- Signed with the lease, or as the price of renting. Void under RTA s. 37(5), leaving the L3 with no foundation. Outside the narrow student-housing and care-home exceptions, a routine "sign an N11 with your lease" practice achieves nothing.
- A late L3. Filing beyond day 30 after the agreed date is barred by s. 77(3), with no extension; the L3 instructions warn that dismissal may follow.
- A missing affidavit, declaration or N11 copy. Refusal follows, per the L3 instructions. Section 77(2) of the RTA calls for an affidavit verifying the agreement, and Rule 1.5 lets the LTB accept a signed declaration in its place.
- A date that is uncertain or conditional. "On or about", "once the tenant finds somewhere" or two competing dates leave the LTB nothing to enforce. Write one date in dd/mm/yyyy form.
- A co-tenant who never signed. Expect that tenant to say they never agreed to anything.
- Consent that was not real. Where the tenant proves there was no genuine agreement, s. 77(8)(a) requires the order to be set aside. Pressure, threats or misstatements about the tenant's rights are the usual culprits.
- A marked-up form. Crossed-out text, an edited "Important Information" box or extra conditions all support an argument that the tenant did not understand the document. Put side arrangements, such as a moving payment, in a separately signed document and leave the N11 untouched.
- Self-help. Nothing in an N11 lets you lock out a tenant who is still in possession, or clear out their things, ahead of Sheriff enforcement.
If the tenant stays
Once the termination date passes with the tenant gone, the tenancy is finished. If the tenant remains:
- L3. Submit it, attaching the agreement and the supporting affidavit or declaration, inside the 30-day window.
- Order without a hearing. The LTB generally decides L3s on the papers and issues an order ending the tenancy on or after the agreed date. Interpretation Guideline 7 points out that if the file is sent to a hearing instead, RTA s. 83 applies and all the circumstances can be considered.
- The tenant's motion. The tenant has 10 days from the order to bring a motion on Form S2 to set the ex parte order aside; doing so freezes the order. Following a hearing on the motion, the LTB will either cancel the order or end the stay, effective at once or on a date it sets (RTA s. 77(8)).
- Enforcement. With the order in force and unstayed, take it to the Sheriff (Court Enforcement Office). No one else may carry out the eviction.
Recent changes
Since September 21, 2026, it has been harder for a tenant to undo an L3 order that rests on an agreement or on the tenant's own notice. Section 8.2, newly added to O. Reg. 516/06 under the authority of RTA s. 77(8)(b), says:
- the order is set aside only where the LTB, considering all the circumstances, is satisfied that doing so would not be unfair; and
- changes in the tenant's situation after the agreement was signed cannot be taken into account, such as losing a job later or struggling to find a new home.
Interpretation Guideline 7 has been revised to reflect this. The N11 form has not changed.
N11 questions
Is 60 days' notice required on an N11?
No. Because the parties are agreeing, there is no minimum notice and the date can fall mid-period. The deadline that is fixed belongs to the L3: within 30 days after the agreed date.
Can signing an N11 be part of signing the lease?
As a rule, no; s. 37(5) of the RTA voids it. The form itself describes the two limited exceptions, which cover some post-secondary student residences and some care homes offering rehabilitative or therapeutic programs.
What if the tenant has second thoughts?
There is no statutory cooling-off period. A tenant who stays put and is served with an L3 order can, within 10 days, ask the LTB to set it aside. From September 21, 2026, that motion succeeds only if setting it aside would not be unfair, and the LTB cannot look at changes in the tenant's circumstances after signing.
Will an L3 go to a hearing?
Not usually; the Board can make the order without telling the tenant first. There will be a hearing only if the tenant moves to set it aside or if the LTB refers the application to a hearing.
The tenant owes rent. Can I still use an N11?
Yes, provided the tenant genuinely agrees to go. The N11 only ends the tenancy; unpaid rent is pursued separately, on an L10 after move-out or, while the tenant is still there, an L1.