N1 Form Ontario: Step-by-Step Instructions for Landlords
What Form N1 Is and When You Need It
Form N1 (Notice of Rent Increase) is the prescribed LTB form for raising rent on rent-controlled units in Ontario — any unit first occupied for residential purposes on or before November 15, 2018. If your unit was first occupied after that date, you need Form N2 instead. Serving the wrong form voids the notice entirely, and you'd have to start over with a new 90-day clock.
Download the current version from the Landlord and Tenant Board's website at tribunalsontario.ca/ltb/.
Before You Fill It Out: Three Checks
1. The 12-month rule. Under RTA Section 119, at least 12 full calendar months must have passed since the tenancy began or the last lawful rent increase took effect. If your last increase was effective April 1, 2026, the earliest the next one can take effect is April 1, 2027.
2. The correct guideline rate. The rate depends on the effective date of the increase, not when you serve the notice. For effective dates in 2026, use 2.1%. For 2027, use 1.9%.
3. The lawful base rent. This is the amount legally charged under the RTA — not the advertised rent, not a temporarily discounted rate, and not a figure that includes unlawful charges. Standard prompt-payment discounts (capped at 2% under O. Reg. 516/06) don't change the base rent for calculation purposes.
Walking Through Each Section
Tenant name and address. List every person named on the lease and check each name against the tenancy agreement.
Rental unit address. The full street address including the unit number. Match it exactly to the lease.
Current lawful rent. Enter the current monthly rent amount. If the tenancy includes parking or storage as part of the rent (not formally severed under RTA Section 123), include those amounts.
New rent amount. Calculate: current rent × (1 + guideline percentage / 100). For a $2,200 rent at the 2027 rate: $2,200 × 1.019 = $2,241.80. Round to the nearest cent.
Effective date. This must be:
- At least 90 clear days after the tenant receives (or is deemed to receive) the notice
- On the first day of a rental period (usually the 1st of the month for monthly tenancies)
- At least 12 months after the last lawful increase or the start of the tenancy
Rent increase percentage. Write the guideline rate — 2.1% for 2026 effective dates, 1.9% for 2027.
Free Download
Get the Ontario Rent Increase Checklist
Everything in this article as a printable checklist — plus action plans and reference guides you can start using today.
Common Mistakes That Void the Notice
These errors make the entire N1 legally invalid. The landlord has to serve a fresh notice with a new 90-day count:
- Wrong form. Using Form N2 for a rent-controlled unit (or Form N1 for an exempt one).
- Arithmetic errors. Even a small rounding mistake in the new rent calculation can void the notice.
- Insufficient notice period. Counting exactly 90 days without excluding the service date and the effective date.
- Wrong effective date. Setting it mid-month instead of the first day of the rental period.
- Informal corrections. A text message or email saying "I meant February, not January" does not fix a defective notice. You need a new Form N1.
Serving the Notice
Permissible service methods under LTB Rules of Procedure, with their deemed service dates:
| Method | Deemed received |
|---|---|
| Personal delivery (to an adult occupant) | Same day |
| Mailbox or door slot | Same day |
| Regular mail | 5 calendar days after mailing |
| Courier | 1 business day after sending |
| Email (with written consent) | Same day |
Never tape the notice to the door or send it by text message — both are void under LTB rules.
After serving the notice, fill out a Certificate of Service (Form P1) immediately. Record the exact date, time, method, and address. Keep the Form P1 with your mail receipts or email records. If the tenant challenges the increase at the LTB, this is your proof.
What Happens After You Serve It
The tenant has three options: pay the increased rent on the effective date, negotiate (any agreement must still comply with statutory limits), or challenge the increase by filing Form T1 at the LTB.
If the tenant simply pays the new amount without filing a T1 within 12 months, the increase becomes the lawful rent by operation of law under RTA Sections 135.1 and 136 — even if there was a technical defect in the notice.
For a complete Form N1 walkthrough with worked calendar examples and the deemed service calculation worksheet, the Ontario Rent Increase Guide covers every field and common edge case.
Get Your Free Ontario Rent Increase Checklist
Download the Ontario Rent Increase Checklist — a printable guide with checklists, scripts, and action plans you can start using today.