N1 Form Ontario: Step-by-Step Guide to Serving a Rent Increase Notice
Raising the rent is one of the most common — and most commonly botched — tasks in residential property management. Ontario landlords who skip a step, miscalculate the new rent, or serve the form late don't just delay the increase: the entire notice can be void, forcing you to start over from scratch and losing months of income.
This guide walks through every step of completing and serving the N1 Notice of Rent Increase correctly, including the 2026 rent increase guideline, valid service methods, and the exact mistakes that void a notice so you can avoid them.
What Is the N1 Form?
The N1 is the Notice of Rent Increase form issued by Ontario's Landlord and Tenant Board (LTB). Landlords use it to formally notify tenants of a rent increase that is at or below the annual rent increase guideline.
You do not need LTB approval to raise rent at or below the guideline — but you do need to use the correct form and follow the rules exactly. If you try to raise rent verbally, by text, or using a custom letter instead of the official N1, the increase is not legally enforceable.
The N1 form is available for free on the Tribunals Ontario website.
N1 vs. N2: What's the Difference?
| Form | Used When | LTB Approval Required? |
|---|---|---|
| N1 | Rent increase at or below the guideline | No |
| N2 | Rent increase above the guideline | Yes — via Above-Guideline Increase (AGI) application |
If you want to raise rent above the 2026 guideline of 2.1%, you need to file an application for an above-guideline increase — a separate process entirely. For most landlords doing a standard annual increase, the N1 is the right form.
The 2026 Rent Increase Guideline
Ontario sets a new rent increase guideline every year, calculated based on the Ontario Consumer Price Index. For 2026, the guideline is 2.1% — the lowest it has been in four years, down from 2.5% in 2025.
This guideline applies to most residential units that were first occupied for residential purposes before November 15, 2018. Units built, newly converted to residential use, or first occupied on or after November 15, 2018 are exempt from rent control, meaning landlords can raise rent by any amount — but must still serve a proper N1 with 90 days' notice.
For a deeper look at which units are exempt and how the guideline is set each year, see our guide to Ontario rent increase guidelines.
Step 1: Confirm You're Eligible to Raise Rent
Before you fill out anything, verify two things:
1. Has it been at least 12 months since the last rent increase (or since the tenant moved in)? Ontario's Residential Tenancies Act (RTA) limits rent increases to once every 12 months. The 12-month clock starts from either the date the tenant first moved in or the date of the last rent increase — whichever is more recent. You cannot raise rent more frequently than once per year, even if each increase is below the guideline.
2. Is the unit covered by rent control? If your unit was first occupied before November 15, 2018, you're limited to the 2.1% guideline. If it was first occupied on or after that date, you can raise rent to any amount — but you still need to serve a properly completed N1.
Step 2: Calculate the New Rent Amount
This is where many landlords make mistakes. Use this formula:
New Rent = Current Rent × (1 + Guideline ÷ 100)
For 2026, with a 2.1% guideline:
New Rent = Current Rent × 1.021
Examples:
| Current Rent | × 1.021 | New Rent |
|---|---|---|
| $1,400/month | $1,429.40/month | |
| $1,750/month | $1,786.75/month | |
| $2,100/month | $2,144.10/month |
Round to the nearest cent. Do not round up to a "nice" number — if your calculation yields $1,429.40, that is the maximum allowable rent. Writing $1,430 on the N1 makes the increase unlawful for the extra $0.60, which can invalidate the entire notice.
For rent-control-exempt units, you can enter any amount — but be precise about what you intend to charge.
Step 3: Complete the N1 Form
Download the current version of Form N1 from the Tribunals Ontario website. The form has four sections:
Section 1: Rental Unit Address
Enter the full civic address of the rental unit, including the unit number if applicable. If you're serving multiple tenants in the same building with different rents, you need a separate N1 for each unit.
Section 2: Current Rent
Enter the tenant's current lawful rent exactly as it appears in the lease or last rent increase notice. Do not estimate.
Section 3: New Rent Amount and Effective Date
Enter:
- The new rent amount (calculated in Step 2)
- The effective date — the first day of the rental period when the increase takes effect (e.g., the first of the month, or Sunday for weekly tenancies)
The effective date must be at least 90 days after the date you serve the notice. More on this below.
Section 4: Landlord Signature
Sign and date the form. The date you sign is not the effective date — it should be on or before the day you serve it.
Step 4: Serve the N1 with 90 Days' Notice
This is the rule that trips up the most landlords. Ontario requires 90 days' written notice before a rent increase takes effect — not 60 days, not 2 months, not "about 3 months." Ninety clear days.
The 90-day period starts the day after the tenant receives the notice, not the day you send it.
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How to Count the 90 Days
Work backwards from the intended increase date:
- Increase effective date: August 1, 2026
- Subtract 90 days: May 3, 2026
- You must serve the N1 on or before: May 3, 2026
If you're mailing the notice, add 5 additional days for delivery (standard under the RTA). That means you need to mail it by April 28, 2026 at the latest.
Valid Service Methods
Under the RTA, you can serve the N1 by:
- Handing it directly to the tenant — most reliable; the clock starts the next day
- Leaving it in the tenant's mailbox or mail slot — counts as received on the same day
- Sending by mail — add 5 days for deemed receipt (so 90 + 5 = 95 days before the effective date)
- Email or fax — only permitted if the tenant has given written consent to electronic service; deemed received the same day if sent before 5:00 PM
Posting it on the door is not valid service. Leaving it with another adult at the unit is generally acceptable but can be disputed. When in doubt, deliver it directly and note the date.
Step 5: Keep Proof of Service
Once you've served the N1, keep a record. If the tenant later disputes whether they received notice, you'll need to prove:
- The form was the correct, current version
- The rent amounts and effective date were accurate
- Service was completed at least 90 days before the increase
A simple note in your file with the date, time, and method of service is sufficient. If you mail it, send it via Canada Post with proof of mailing (not necessarily registered mail — just a receipt showing the postmark date).
What Voids an N1 Notice?
Any of the following errors can make the N1 unenforceable:
- Wrong form version: Using an outdated N1 downloaded years ago
- Less than 90 days' notice: Even being one day short voids the notice
- Incorrect rent amounts: Either the current rent is wrong, or the new rent exceeds the guideline for a controlled unit
- Wrong effective date: The increase date must align with the start of a rental period (first of month for monthly tenancies)
- Improper service: Slipping it under the door, emailing without written consent, or leaving it with a neighbour
- Second increase within 12 months: Serving an N1 when 12 months haven't elapsed since the last increase or move-in date
If any of these apply, the increase is void — meaning even if the tenant pays the higher amount, they can later apply to the LTB for a rent reduction and repayment.
What Happens After You Serve the N1?
Once you've served a valid N1, the increase takes effect automatically on the stated date — no further LTB involvement is required. You don't file the N1 with the LTB. It goes directly to the tenant.
From that point forward:
- If the tenant pays the increased amount: the increase is accepted
- If the tenant refuses to pay: you can serve an N4 Notice of Non-Payment once they're in arrears; the new (higher) rent is the base amount for the arrears calculation
- If the tenant believes the notice is invalid: they can file a T1 application with the LTB to dispute it
To understand what happens when a tenant doesn't pay after a valid increase, read our complete guide to the N4 Notice of Non-Payment.
What If You Made an Error on the N1?
If you catch an error before the 90-day window passes, you can simply serve a corrected N1. The new notice must be served with a full 90 days' notice from the date of the corrected service — you do not get to count the days already elapsed on the defective notice.
If the effective date has already passed and the error voided the notice, you'll need to start over entirely. Serve a new N1, wait the full 90 days, and adjust the new effective date accordingly.
There is no penalty for starting over — but you will lose months of the increased rent while you wait.
Rent Increase During a Fixed-Term Lease
You can serve an N1 during a fixed-term lease, but the increase cannot take effect until the lease term ends or the lease converts to month-to-month — unless the lease itself contains a provision allowing mid-term increases (rare and complicated). Most landlords time their N1 to take effect when the fixed term expires or at renewal.
For guidance on the renewal conversation, see our Ontario lease renewal guide for landlords.
Frequently Asked Questions
Can I raise rent without using the N1 form?
No. In Ontario, a rent increase notice must be on the official N1 form to be legally valid. A letter, email, or verbal agreement is not sufficient, even if the tenant acknowledges it. If you raise rent informally and the tenant disputes it later, the LTB will likely rule in their favour.
Does the 90-day rule apply to all tenants, including those on fixed-term leases?
Yes. The 90-day notice requirement applies regardless of whether the tenant is on a fixed-term or month-to-month tenancy. The increase also cannot take effect until the lease period allows it — typically at the end of the fixed term.
Can I send the N1 by text message?
No. Text message is not a valid service method under the RTA. Permitted methods are in-person delivery, mailbox, mail, or email/fax with written consent. A screenshot of a text message would not be accepted as proof of proper service at the LTB.
What if the tenant ignores the N1 and keeps paying the old rent amount?
The increase is still legally in effect from the stated date. The difference between the old and new rent becomes arrears. Once the arrears reach one full rental period (typically one month), you can serve an N4. At that point, the arrears are calculated at the new, higher rent.
Can I serve the N1 and an N4 at the same time?
Only if the N4 covers arrears that arose before the rent increase took effect. You cannot serve both simultaneously for arrears related to the new rent amount — the 90-day window must pass first.
Managing Rent Increases Across Multiple Properties
For landlords with multiple units, tracking 90-day windows, guideline percentages, and service dates across several tenants is genuinely time-consuming — and one missed step creates a void notice and months of delay.
At Prospera Properties, we manage rent increases for landlords across London, St. Thomas, and Strathroy, Ontario — ensuring every N1 is correctly calculated, served on time, and documented. If you'd rather not track this yourself, contact us to find out how we handle the full rent cycle on your behalf.
Raising rent in Ontario isn't complicated — but it does require precision. Get the form right, calculate the new rent carefully, serve it at least 90 days out, and keep your proof of service. Do all four and the increase goes through without a dispute. Miss one and you're starting over.
If you're managing one unit or twenty, the rules are the same. The landlords who stay ahead of the guideline cycle are the ones who treat the N1 like the legal document it is — not a formality.
For more on managing your rental property effectively in Ontario, visit our landlords page or reach out to our team.