Ontario's Residential Tenancies Act is getting its second major update of the year on September 21, 2026 — the follow-up to the changes that took effect July 1. If you're an active GTA landlord, several of these directly affect notices you may already be planning to serve.
1. The N4 Notice Period Is Cut in Half
For any N4 (notice of termination for non-payment of rent) served on or after September 21, 2026, the termination period drops from 14 days to 7 days. N4 notices served before that date continue under the existing 14-day rule. If you have a template or standard process built around the old timeline, it needs updating before this date, not after.
2. The LTB Order Review Window Shrinks
The window to request a review of an LTB order drops from 30 days to 15 days as of July 1, 2026 (already in effect) — landlords and tenants alike now have half the time to challenge a Board decision. If you're waiting on a decision, don't assume you have the old 30-day cushion to decide whether to seek a review.
3. N12 Notices Get a New Compensation-Free Option
Landlords issuing an N12 (notice to end tenancy for landlord's own use) will have two paths to choose from: the existing 60-day notice with the standard compensation requirement (one month's rent or an alternative unit), or a new 120-day notice that eliminates the compensation requirement entirely. This is a genuine strategic trade-off — faster timeline with a cost, or no cost with a longer wait.
4. N13 Renovation Evictions Get a Written Notification Framework
Landlords ending a tenancy for renovations, repairs, or demolition under an N13 will be required to provide written notifications at multiple stages of the project, including the estimated completion date and any timeline changes. Keeping a documented communication log for every N13 in progress is no longer just good practice — it's the standard the new framework expects.
5. The Tenant's Right of First Refusal Gets Reinforced
Tenants who received an N13 retain the right to notify their landlord, in writing, of their intention to move back into the unit once renovations are complete — and the pre-renovation terms, including the rent amount, must be honoured if they do. This right isn't new, but the September amendments reinforce landlord obligations around it.
6. Above-Guideline Increase Applications Move Faster
The document service window for Above Guideline Increase (AGI) applications shrinks from 14 days to 7 days, with a certificate of service now due within 5 days of service. If you're planning an AGI application for a capital improvement, build this tighter timeline into your planning.
7. Timing Depends Entirely on When You Serve, Not When Rules Change
Across nearly all of these changes, the operative date is when the specific notice is served, not when the underlying tenancy began or when the issue first arose. An N13 served in August follows the old rules even if the actual renovation work happens well after September 21. Landlords with active or planned notice processes should map their timeline against these specific service dates now.
What This Means Practically
Update every notice template and internal process tied to N4 and AGI timelines before September 21.
Decide your N12 strategy in advance — 60 days with compensation versus 120 days without is worth thinking through before you're actually serving a notice, not in the moment.
Start a written communication log now for any active or upcoming N13 process, ahead of the framework formally taking effect.
If you're mid-process on anything affected, confirm with a paralegal or lawyer which framework actually applies to your specific timeline — this is exactly the kind of transition period where an honest mistake is easy to make.
The Bottom Line
September 21 marks the second wave of a genuinely significant RTA update, and unlike some past changes, several of these — the N4 timeline, the N12 compensation trade-off — require an active decision from landlords rather than passive compliance. Getting ahead of the paperwork now avoids scrambling once the date arrives.
Want help updating your notice templates and processes to reflect these changes? Contact our team — we help GTA landlords stay compliant as the rules shift.
This article summarizes general Residential Tenancies Act amendments and is not legal advice. Consult a paralegal or lawyer for guidance specific to your situation.
