In the world of Ontario tenancies, most conversations about ending a lease revolve around eviction notices—the N4 for unpaid rent, the N12 for a landlord’s own use, and so on. However, there is one form that stands apart from the rest: the N11, or “Agreement to End the Tenancy.” Unlike other “N” forms, the N11 is not a notice of eviction. Instead, it is a formal, mutual agreement between a landlord and a tenant to voluntarily end their tenancy relationship.
While the N11 can be a simple and effective tool for a smooth transition, it’s also a form that comes with significant implications. Understanding when and how to use it—and when to be cautious—is essential for both parties.
What is an N11 Form?
At its core, the N11 is a document from the Landlord and Tenant Board (LTB) that legally formalizes a shared decision to end a tenancy. It’s a short, straightforward form that requires the following key information:
- The names of all tenants and landlords.
- The full address of the rental unit.
- A specific termination date that both parties have agreed upon.
Once signed by all tenants and landlords, this form becomes a legally binding contract. The tenancy is officially ended on the specified date, and the tenant is required to move out.
When is an N11 Used?
The N11 is the perfect tool for any situation where both the landlord and the tenant are in complete agreement about ending the tenancy. Common scenarios include:
- Breaking a Lease: A tenant needs to move before their fixed-term lease is over, and the landlord agrees to let them out of the contract without penalty.
- Tenant’s Personal Reasons: The tenant has found a new home, needs to relocate for work, or has a personal reason to move, and both parties want to formalize the end date.
- “Cash for Keys” Agreements: This is a growing practice where a landlord offers a tenant a sum of money (and sometimes other incentives) in exchange for them voluntarily moving out. This is often done to avoid a lengthier eviction process, such as an N12 for a family member’s use. The N11 serves as the legal document that formalizes this financial agreement.
A Crucial Warning for Tenants: The Risk of an N11
While the N11 is an agreement, it is also frequently misused by landlords who want to bypass the legal eviction process. This is where tenants must be extremely cautious. A landlord cannot legally force you to sign an N11. If a landlord gives you an N11 and says, “Sign this or you’ll be evicted,” they are likely attempting to avoid their legal obligations.
Here’s why signing an N11 can be a bad idea for a tenant who wants to stay or is facing a “no-fault” eviction:
- Loss of Compensation: If your landlord wants you to move out for their own use (e.g., an N12 notice), they are legally required to pay you one month’s rent as compensation. If you sign an N11, you may forfeit this right unless the N11 agreement explicitly includes this compensation.
- No LTB Hearing: An N11 bypasses the LTB hearing process. If you sign it, you are giving up your right to challenge the eviction or ask the Board for more time to find a new place.
- Forfeiting Your Right to Return: If a landlord needs you to move out for major renovations (an N13 notice), you have a “right of first refusal” to move back in once the work is done. By signing an N11, you would lose this right.
What Happens if a Tenant Refuses to Move?
A signed N11 form is a legally binding agreement. If a tenant signs the form but then changes their mind and doesn’t move out by the termination date, the landlord has a strong case. They can file an L3 application with the LTB for an eviction order. The LTB will almost certainly issue an eviction order based on the signed N11, as it represents a mutual agreement. This process is much faster and more straightforward for a landlord than a typical eviction hearing for other reasons.
Final Thoughts for Landlords and Tenants in Ontario
The N11 is a powerful and efficient tool for ending a tenancy, but it is not an eviction notice. For landlords, it is a way to achieve a clean, voluntary end to a tenancy. For tenants, it represents a mutual agreement that should be approached with a full understanding of your rights. If you are a tenant and feel pressured to sign an N11, or if you are a landlord who is considering a “cash for keys” deal, it is always a good idea to seek legal advice from a local legal clinic or professional to ensure the agreement is fair and enforceable.
Find the official N11 form here: N11 – Agreement to End the Tenancy
