By Irina Karyakina, Paralegal & Notary Public

As an LTB paralegal focusing on landlord representation, I’ve seen firsthand how N12 evictions can go wrong when landlords fail to properly demonstrate good faith. With tenants increasingly challenging personal-use evictions, it’s critical to build a legally defensible case from day one.

In this guide, you’ll learn:

✔ What constitutes “good faith” under Ontario’s RTA
✔ Key evidence the LTB requires
✔ Red flags that trigger bad-faith claims
✔ Step-by-step documentation strategies
✔ How to respond if accused of bad faith

What Is “Good Faith” in an N12 Eviction?

The Residential Tenancies Act permits landlords to evict tenants for personal or family occupancy, but the Landlord and Tenant Board (LTB) scrutinizes these claims closely.

You must prove:

✅ Genuine intention to occupy the unit for at least 12 months
✅ No ulterior motive (e.g., raising rent, retaliating against tenant)
✅ Compliance with all procedural rules (proper notice, compensation)

⚠️ Risk: If the LTB finds bad faith, you could owe the tenant up to $35,000 in compensation.

5 Essential Pieces of Evidence to Prove Good Faith

From my experience handling dozens of N12 hearings, these documents significantly strengthen your case:

1. Signed Affidavit of Intended Occupancy

• A sworn statement detailing:
  • Who is moving in (you, parent, child, etc.)
  • Why the unit is needed (downsizing, family needs, etc.)
  • Expected duration of stay (minimum 12 months)

2. Proof of Residential Ties

• Lease termination for current residence (if renting elsewhere)
• Utility transfers (hydro, gas setup in your name)
• Change of address (government ID, bank statements)

3. Moving Documentation

• Moving company contracts
• Furniture delivery receipts
• Photos of belongings in the unit (after tenant vacates)

4. Financial Paperwork

• Mortgage documents (if claiming financial need to occupy)
• Property tax filings (showing principal residence declaration)

5. Timeline of Actions

• Dated copies of all communications with tenant
• Proof compensation was paid (bank transfer records)
• Listing removal (if property was previously advertised)

Red Flags That Suggest Bad Faith

The LTB looks for these warning signs, which often lead to tenant wins in T5 bad-faith applications:

🚩 Re-renting or selling within 12 months (strongest evidence of bad faith)

🚩 Higher rent charged to new tenants

🚩 N12 issued after tenant complaints or rent disputes

🚩 Vague or changing reasons for personal use

🚩 No actual move-in after eviction

Case Study: How a Landlord Lost $25,000

A client served an N12 for his mother’s use, but:

• No affidavit was prepared
• Mother never moved in
• Unit was re-listed in 4 months
  Result: Tenant won a $25,000 bad-faith award at the LTB.

Lesson: Without documentation, even legitimate intentions can appear dishonest.

What If the Tenant Alleges Bad Faith?

If challenged:

1. Do NOT re-rent or sell the unit (wait at least 12 months)
2. Gather counter-evidence (see checklist above)
3. Consult a paralegal immediately – A strong LTB defense requires strategy.

Need Help With an N12 Eviction?

As an experienced LTB paralegal, I help landlords:

• Draft legally airtight N12 notices
• Prepare winning evidence packages
• Represent you at bad-faith hearings

📞 Contact Irina Karyakina for a consultation

Key Takeaways

1. Good faith is presumed—until it’s challenged
2. Document every step before serving an N12
3. Bad-faith penalties are severe (
   
   $1,000\text{–<span class="katex" style="font-family: Georgia, 'Times New Roman', 'Bitstream Charter', Times, serif;"><span class="katex-html" aria-hidden="true"><span class="base"><span class="mord">–</span></span></span></span><span style="font-family: Georgia, 'Times New Roman', 'Bitstream Charter', Times, serif;">35,000)</span>}$

4. Professional guidance minimizes risk

• 🔗 Read Next:
  N12 Evictions: A Landlord’s Guide to Legal Termination for Personal Use
• How Tenants Can Challenge an N12

About the Author:

Irina Karyakina is a licensed paralegal and notary public with a focus on landlord-tenant disputes. She has successfully represented over 200 landlords at the LTB, with particular expertise in eviction defense and bad-faith cases.