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Good to know & Important Resources

No Fault Evictions

What is a no-fault eviction?

A no-fault eviction occurs when a landlord in Ontario asks a tenant to leave their unit when that tenant has not violated the terms of their lease. It is only legally permitted should the landlord provide the tenant with an N12 or N13 form.

An N12 Form is used when the landlord wants to take back the unit for:

Their own use
The landlord or their immediate family member is moving in;
A person who provides care services to the landlord or their immediate family member is moving in.
The purchaser’s own use
The purchaser or the purchaser’s immediate family member is moving in;
A person who provides care services to the purchaser or their immediate family member is moving in.


The landlord must give you 60 days’ notice;
The termination date must be the last day of the rental period;
The termination date cannot be earlier than the last day of the fixed term if the tenancy is a fixed term (such as with a one-year lease);
The landlord must pay a tenant one month’s rent compensation before the termination date listed in the notice, OR
The landlord must offer the tenant another rental unit that is acceptable to the tenant and suitable for their needs.

The tenant can move out early (10 days’ notice);
The tenant can move out on the termination date;
The tenant can dispute the N12 Notice at the Landlord and Tenant Board.

The landlord can file immediately for a hearing date after giving the notice.
The hearing is where evidence is presented and arguments are made.
Arguments to make at the hearing:
Invalid N12 Notice;
Failure to Provide Compensation;
Failure to File Affidavit;
Failure to Disclose Previous No-Fault Evictions;
Bad Faith;
Hardships Caused.

A tenant who is a victim of a no-fault eviction done in bad faith can file a T5 Application to the Landlord and Tenant Board:

To obtain compensation;
To have the landlord fined.

An N13 Form is used when the landlord:

Intends to demolish the unit or the building;
Requires the unit or the building to be vacant to complete extensive repairs;
Intends to convert the rental unit for non-residential use.

The landlord must give 120 days’ notice;
The termination date must be the last day of the rental period;
The termination date cannot be earlier than the last day of the fixed term if the tenancy is a fixed term (such as with a one-year lease);
The landlord must seek proper permits for renovations or demolition.

The tenant can move out early (10 days’ notice);
The tenant can move out on the termination date;
The tenant can dispute the N13 Notice at the Landlord and Tenant Board.
The tenant can demand to exercise their right of first refusal upon completion of the renovations.

The tenant must receive compensation (provided the building has 5 or more units);
The tenant can ask for an alternative unit.


The tenant moves back in after the repairs are completed;
The terms of the lease (including the price of rent) remain the same when tenant moves back in.

A tenant who is a victim of a no-fault eviction done in bad faith can file a T5 Application to the Landlord and Tenant Board:

To obtain compensation;
To have the landlord fined.

Why are we seeing so many N12s and N13s over the past few years?

Studies across the country show that many landlords have been using these two no-fault eviction mechanisms in bad faith, in order to get rid of their long-term tenants and significantly raise the rents. Ottawa has been experiencing a housing crisis for years; vacancy rates are consistently low, and rents are very unaffordable. It is crucial that Ottawa residents be able to retain their rental units; their options otherwise are very minimal.

If you have any questions regarding your rights, contact an Ottawa Community Legal Clinic or Action Housing.

Things you can do for a period of one year:

  • Regularly check to see if your unit is listed for sale;
  • Regularly check to see if your unit is listed for rent on short-term rental sites.

(Action Housing will not perform these checks for you.)

Legitimate no-fault evictions do happen, but it is important to ensure that landlords follow the proper procedures, respect the required timelines and offer the proper compensations. We firmly believe it is up to all of us to ensure these types of evictions are done in good faith and are not used to get rid of long-term tenants who are protected by rent control, so the landlord can significantly increase the price of their units.

[placeholder tip sheets – PDF files]

Subsidized Housing​

There are 3 types of social housing

  • Municipal social housing – In the Ottawa region, Ottawa Community Housing is the only one that exists at this level. Ottawa Community Housing Corporation (previously called City Living, Ottawa Housing Corporation) manages 16,000 housing units, some of which are subsidized while others are market rent.

  • Private housing – providers managed 4,800 units in the Ottawa region. Centertown Citizens Ottawa Corporation is the biggest corporation which manages more then 1,254 units downtown Ottawa and west Ottawa.

  • Cooperative Housing – is managed by the members of the coop whom are tenants living within the coop. The applicant must attend an orientation session for their application to be considered. The members are required to participate in certain activities to help manage the coop. It is important to inform yourself of how many hours and the types of activities for your volunteer work are required. There are 3,800 units managed by the housing coops in Ottawa.  For a complete list of housing coop please consult the Ottawa Housing Directory of visit the city of Ottawa web site.

Many of these types of housing providers have accessible units for people with special needs or that are living with disabilities.

How to obtain subsidized social housing

Apply to the Social Housing Registry of Ottawa (http://www.housingregistry.ca/what-is-the-registry/how-do-i-apply/application/). All applicants are registered in a modified chronological order. For more information you can:

You can also get a subsidized housing application form at one of the following addresses:

  • Action Housing: 202-214 Montreal Rd
  • Housing Help: 214- 1335 Carling Ave

Some housing providers are not registered with the Social Housing Registry of Ottawa Carleton. To apply with them you need to address each and every one individually. To get a complete list of providers consult the Ottawa Housing Directory or visit the City of Ottawa web site.

How to access social housing at market rent

Some social housing providers also offer units at market rent. Market rent housings are comparable to some housing on the private market. To apply, you need to address each and every provider individually. To get a complete list of providers consult the Ottawa Housing Directory or visit the City of Ottawa web site.

Immigrants and Refugees

Resources for immigrants and refugees

If you are a newcomer to Canada and Ottawa, the first place to contact is the Newcomer Information Centre (NIC)

The Newcomer Information Centre is the first stop for all newcomers to Canada. They provide free information and referral services to help you find everything you need to settle into your new life in Ottawa.

Hours of Operation:

Monday, Tuesday, Wednesday, Thursday: 8:30 am to 4:30 pm
Friday: 8:30 am to 4:00 pm

Contact Information:

150 Isabella Street, suite 201
Ottawa, Ontario
K1S 1V7
tel: 613-788-5001
fax: 613-788-5051
Email: [email protected]

Normally, if you are looking for housing on the private market, you are encouraged to use the drop-in centre at the Action Housing or Housing Help main offices; please note that due to the COVID-19 pandemic, the self-search drop-in centres are currently not operational. In our drop-in centres, we have up-to-date listings for you to look though as well as phones provided to help you contact landlords directly. People with literacy or language barriers are welcome to bring someone to assist them.

Homeless

Resources for people in homeless shelters

If you are currently in a homeless shelter, a case worker or social worker should have been assigned to you. If you are not sure, please ask someone at the Help Desk in the shelter. The case worker assigned to you should be able to help you with many things including the Social Housing Registry subsidized housing application.

If you are currently looking for housing on the private market, you are very welcome to use the Drop-in Centre at the Action Housing or Housing Help main offices. In our Drop-in Centre, we have up-to-date listings for you to look though as well as phones provided to help you contact landlords directly. People with literacy or language barriers are welcome to bring someone to assist them.

Resources

  • Attention locataires! La Ville d’Ottawa a annoncé de nouvelles règles et normes pour améliorer les logements locatifs dans notre ville. Cliquez le lien suivant pour apprendre certaines choses clés que vous devez savoir en tant que locataire sur la location d’un logement à Ottawa :Règles et normes pour les logements locatifs – Septembre 2021

  • La Commission de la location immobilière a élargi l’accès virtuel aux audiences avec leur centre des audiences pour ceux qui n’ont pas accès à un téléphone, un ordinateur et/ou à l’internet! Veuillez cliquer ici pour plus de renseignements.

Housing Help is a non-profit community organization that supports tenants in Ottawa in finding housing, preventing evictions, and accessing information about housing rights.

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