Ontario Form N8: End-of-Term Termination Notice
Learn when a landlord may use N8, how to give the notice and what must happen next.
N8 covers specific legal grounds for ending a tenancy at the end of a rental period or fixed term; simply reaching the end of a lease is not enough. Common use: persistent late rent. The date is usually at least 60 days away for monthly tenancies.
An N8 is a notice, not an LTB eviction order. The form and its instructions are controlled by Tribunals Ontario; this page explains the key steps but is not itself a fillable official form.
Five reasons a landlord can use N8
- Persistently late rent: as of September 21, 2026, rent received more than 7 days late at least 3 times within 6 months may meet the regulatory definition (exceptions and other circumstances can apply).
- Eligibility for public/subsidized housing ended: different from merely losing RGI rent assistance; the latter on its own does not justify N8.
- Housing provided as a condition of employment: the work has ended; superintendent accommodation follows a different process.
- Proposed condominium purchase agreement: an agreement of purchase and sale that created the tenancy in good faith has been terminated.
- Time-limited rehabilitative/therapeutic care: the agreed term ended and the specific conditions in the official instructions are met.
Complete the N8 — practical checklist
- People and address: fill in all tenants, landlords and the complete rental unit address.
- Reason and proof: check only the qualifying ground, with specific dates and records. For late rent list each due date, actual payment date, payment amount and period involved.
- Termination date: at least 28 days for daily/weekly or 60 days for monthly/other tenancies, and it must fall on the last day of the rental period. For a fixed term it cannot precede the end of that term.
- Signature: sign/date, attach relevant factual details, and keep a copy.
Rent is due on the first of each month. If N8 is handed to the tenant on August 1, the earliest date is normally September 30 (60 days later and the last day of that rental period). If mailed on August 1, the LTB’s example produces October 31 after counting delivery time.
Serve, apply, or challenge
Personal delivery, an adult at the unit, mailbox/under-door delivery and approved mail/courier/fax are among the LTB methods. Do not post it on the tenant’s door.
- Landlord: may file L2 after serving N8, enclosing the notice and Certificate of Service. A termination notice is not a sheriff’s eviction order.
- Tenant: check whether the ground and dates are correct; collect rent receipts and other records, and raise disagreements at the LTB hearing. A fixed-term lease does not end merely because the landlord prefers a new tenant.
The persistent-late-payment provision changed September 21, 2026. For events spanning that change, compare the actual payment dates and current LTB instructions instead of applying a simple rule blindly.
Common mistake to avoid
An N8 cannot be used merely because the landlord wants a lease to end. The statutory reason and termination-date alignment must both be satisfied.