Plain-language overview
When a rental property is sold in Ontario, the tenancy generally continues. The buyer generally steps into the seller's shoes as landlord, inheriting the existing lease, the existing rent, and the existing deposit. Tenants generally do not have to move out because the property is listed, sold, or closing — and generally cannot be required to sign a new lease with the new owner.
There is one significant pathway a sale can lead to: in smaller buildings (generally those with three or fewer residential units), if the purchaser genuinely requires the unit for their own or certain family members' residential use, the seller may serve a notice on the purchaser's behalf (commonly an N12). This route has specific requirements — including, in many cases, compensation to the tenant — and the purchaser's genuine intention can be tested at an LTB hearing.
Showings during a sale follow entry rules. Listings, open houses, and agent visits do not suspend your privacy rights: proper notice is generally still required for entry, and the frequency and manner of showings should still respect your reasonable enjoyment of the home.
Be cautious about informal pressure. Sellers and agents sometimes suggest that a vacant unit sells better and encourage tenants to leave "voluntarily", sometimes with buyout offers. You are generally entitled to say no, to take time, and to get advice before signing anything. A signed agreement to leave can be very hard to undo.
If you receive an own-use notice connected to a sale and later see the unit re-listed for rent, that may point to a bad-faith eviction — former tenants can generally seek compensation at the LTB within applicable time limits.
Common warning signs
None of these prove anything on their own — but they are worth noticing and writing down when they happen.
- Being told you must leave because the property is "being sold" or "the buyer wants it empty", with no formal notice.
- Requests to sign an N11 or any agreement to vacate as a condition of the sale.
- Constant or unreasonable showings, or entries without proper notice during the listing period.
- An N12 for purchaser's own use in a larger building where this route may not be available.
- No compensation mentioned with an own-use notice where compensation is generally required.
- Pressure to accept a buyout quickly, before you can get advice.
- After you leave: the unit re-listed for rent instead of being occupied by the purchaser.
Facts that matter
These are the details a legal clinic, representative, or the Landlord and Tenant Board will usually want to know. Pinning them down early makes every later step easier.
- How many residential units the building contains — the purchaser own-use route is generally limited to smaller buildings.
- Whether you received a formal notice (and which form) or only verbal demands.
- Every date: listing, notices, the claimed closing date, and the termination date on any notice.
- Whether compensation was offered or paid, and how.
- Who exactly is said to be moving in, and their relationship to the purchaser.
- How showings have been conducted — notice given, frequency, and behaviour.
- After moving out: what actually happened to the unit.
Evidence to preserve
Preserve originals — never edit photos, messages, or documents. The Evidence Vault and Timeline tools are built for exactly this.
- Any notice received, all pages, plus proof of the date you received it.
- The listing for the property — screenshots with dates.
- All communications from the landlord, agents, or prospective buyers about you leaving.
- Entry and showing notices, and a dated log of every showing that occurred.
- Records of any buyout offers and exactly what was promised.
- Proof of your rent, deposit, and lease terms — the new owner inherits these.
- After moving: evidence of the unit being re-listed or re-rented (screenshots with dates and rents).
Possible official processes
Depending on your facts, one or more of these processes may apply. Whether and how to use them is a decision worth making with a qualified legal professional — deadlines and exceptions may apply.
Purchaser own-use evictions generally require a proper notice, often compensation, and an LTB hearing where the purchaser's genuine intention can be examined before any order issues.
Tenants who face improper pressure or entry during a sale can generally raise it in a tenant application to the LTB.
Former tenants who believe an own-use notice was served in bad faith can generally apply to the LTB for compensation within the applicable time limits after moving out.
Urgent exceptions
Act quickly if this applies
Act quickly if this applies
Important exceptions
Almost every rule above has exceptions. These are the ones most likely to change the picture — a qualified legal professional should confirm how they apply to your situation.
- Purchaser own-use notices are generally only available for smaller residential buildings (generally three or fewer units) and where the purchase agreement supports it.
- Own-use requirements — including good faith and compensation — have specific rules that a legal professional should confirm against your facts.
- A tenancy under a fixed-term lease generally continues on its existing terms despite a sale; the term itself does not end early because of closing.
Official sources
Related tools
Tools that help you document, track, and organize this kind of issue.
This is legal information, not legal advice. RTO Pro is not a law firm. Deadlines and exceptions may apply to your situation — a qualified legal professional should confirm anything important before you rely on it.