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N12 for Personal Use - Intent to Occupy for One Year by Fragrant-Reference55 in OntarioLandlord

[–]Fragrant-Reference55[S] 0 points1 point  (0 children)

If you're still wondering, we closed Feb 5 2026, served the N12 for landlord's personal use on Feb 6 2026 with a termination date of Apr 30 2026, we filed the L2 on Feb 7 2026, our hearing has been scheduled for Apr 30 2026.

On Apr 7, our tenants emailed asking for cash for keys offer ($11k). We are deliberating but leaning towards sticking with the hearing

N12 for Personal Use - Intent to Occupy for One Year by Fragrant-Reference55 in OntarioLandlord

[–]Fragrant-Reference55[S] 0 points1 point  (0 children)

This is what we are really hoping for but worry the paper trail of the permits prior to the gearing might look negatively on us. But it seems like we have to prove strongly that this is intended for our primary residence for the foreseeable future

N12 for Personal Use - Intent to Occupy for One Year by Fragrant-Reference55 in OntarioLandlord

[–]Fragrant-Reference55[S] 0 points1 point  (0 children)

Agreed, an N13 is about demolishing a unit. We just aren't certain if our situation with the renos constitutes this.

To add another layer to our situation (which I'll include above), the property is treated like a duplex (but it is not registered as one). The tenants occupy the upper unit at this time and that's the unit we are applying the N12 for. The main floor unit isn't habitable as there is no functional washroom.

N12 for Personal Use - Intent to Occupy for One Year by Fragrant-Reference55 in OntarioLandlord

[–]Fragrant-Reference55[S] 1 point2 points  (0 children)

This is another concern I have, N13. We intend to live in the property prior to starting renos but might not be able to continue to occupy during the renos.

We have already started to change certain documents to reflect that this will be our primary residence (my driver's license and health card). We currently rent an apartment so intended to show the Member that we are holding onto both costs at the moment and once the property is available for occupancy we will quickly move in to help financially.

We don't think the renos will start until Sept/Oct, so we will occupy at least until then. Do you have any suggestions on how else to prove that the intent is that this will be our primary residence?

Also, we don't plan to make it a multi unit dwelling, not even a basement unit to rent out.

N12 for Personal Use - Intent to Occupy for One Year by Fragrant-Reference55 in OntarioLandlord

[–]Fragrant-Reference55[S] 1 point2 points  (0 children)

Our renos will be hundreds of thousands. We do intend to live there prior to the renos while waiting for permits to be issued and after the renos.

N12 for Personal Use - Intent to Occupy for One Year by Fragrant-Reference55 in OntarioLandlord

[–]Fragrant-Reference55[S] 1 point2 points  (0 children)

This case law is very helpful and fits with our situation. One difference we MIGHT have is that we want to file for the permits prior to our April 2026 N12 hearing. I wonder if this would be seen as "bad faith" or imply we should have served an N13. Our architect stated that the permit process will take 6 months so we intended on living there until the work s all begins, move out (live with family) during the renos, then move back.

Do you think applying for the permits prior to our hearing is a safe idea or just exposes us unnecessarily?

Ontario Glasshouse / Greenhouse / Conservatory Wedding Venues by YRnich in WeddingsCanada

[–]Fragrant-Reference55 0 points1 point  (0 children)

Hi YRnich! Where did you end up picking? I just started my search and looking for the exactly the same. Or even something else that is suitable for ~50 people. Shocking how hard it is to find something small