The N7 form is an official notice used by a landlord in Ontario to inform a tenant that they want to end the tenancy due to serious problems the tenant, a guest, or another occupant has caused in the rental unit or residential complex.
It is formally called the Notice to End your Tenancy for Causing Serious Problems in the Rental Unit or Residential Complex and is issued by the Landlord and Tenant Board (LTB). Unlike most other eviction notices, the N7 is non-voidable by the tenant and allows the landlord to seek an expedited hearing.
Purpose of the N7 Form
The N7 form is a legal document that serves as the first step in the eviction process for tenants accused of committing highly severe infractions under the Residential Tenancies Act, 2006 (RTA).
The notice aims to end the tenancy because the alleged conduct is either dangerous, intentionally destructive, or fundamentally violates the tenancy agreement and the law.
Grounds for Termination
A landlord can use the N7 form only when they have evidence to support one or more of the following four serious reasons:
- Safety Impairment: The tenant, their guest, or another occupant has seriously impaired the safety of another person (or can be expected to do so) within the residential complex.
- Wilful Damage: The tenant or someone visiting/living with them has **wilfully damaged** the rental unit or the residential complex. This requires proving the damage was deliberate. If the landlord cannot prove it was willful, they may use a different form, like the N5, which provides the tenant a chance to correct the issue.
- Serious Damage from Misuse: The tenant has used the unit in a way inconsistent with its use as a residential premises, and this has caused or is expected to cause **serious damage** (e.g., using a residential unit for prohibited commercial activities that severely stress the structure or systems).
- Interference in a Small Building: This reason applies only if the landlord lives in the **same building** that has **three or fewer residential units**. The tenant’s or their guest’s behaviour has substantially interfered with the landlord’s reasonable enjoyment or another lawful right, privilege, or interest of the landlord.
Key Requirements and Timeline
The N7 is one of the most serious notices a tenant can receive, and it operates under a strict timeline:
- Notice Period: The landlord must give the tenant at least **10 days’ notice** to end the tenancy. The termination date written on the **N7 form** must be at least 10 days after the date the tenant receives the notice.
- Non-Voidable: Unlike notices for non-payment of rent (N4) or certain minor damages (N5), the **N7 form** is **non-voidable**. The tenant does not have an automatic right to cancel the notice by fixing the damage or stopping the behaviour.
- Application to LTB: If the tenant does not move out by the termination date, the landlord can apply to the LTB using a Form L2 (**Application to End a Tenancy and Evict a Tenant**) immediately after giving the tenant the N7. The LTB must receive the L2 application no later than **30 days** after the termination date on the N7.
- Hearing: Only the LTB can issue an eviction order. If the landlord applies, a hearing will be scheduled where the tenant can dispute the claims made by the landlord. The burden is on the landlord to prove the serious allegations made on the **N7 form**.
For more detailed information, you can access the official N7 Form and instructions: Form N7 – Notice to End your Tenancy For Causing Serious Problems in the Rental Unit or Residential Complex.
