Master London’s New $600 N13 Licensing Mandate

If you are a London landlord planning to evict a tenant to perform extensive renovations, the "N13 Loophole" is officially closed. The Landlord and Tenant Board (LTB) will closely scrutinize cases that do not adhere to the City of London's new 2025 mandates. "Asking for forgiveness later" is a highly risky business strategy.

What is the Schedule 23 Rental Unit Repair Licence?

Before March 1, 2025, landlords could issue an N13 notice relatively freely, with oversight primarily falling to the provincial LTB. That is no longer the case. The City of London has shifted to a heavy municipal licensing model known as Schedule 23.

Under Schedule 23, issuing an N13 without a prior building permit violates municipal by-laws. Once you issue the notice, you are legally required to apply for a Municipal Rental Unit Repair Licence. The application fee is $600.00 per unit, and it comes with a strict 7-day municipal countdown that begins the exact day the N13 is issued to the tenant. Once approved, the licence is valid for six months and must be visibly posted on the unit's door throughout the vacancy.

The Qualified Professional Report Explained

A simple contractor's quote or opinion is no longer legally sufficient to justify an N13 eviction. The City of London now requires a stamped report from a "Qualified Professional."

This individual must be an Architect or Engineer strictly licensed to practice in the Province of Ontario. Their report must state unequivocally that the required repairs or structural interventions (such as underpinning to meet the OBC height rule) are so extensive that they legally and safely require vacant possession of the unit. Without this stamped report, your $600 licence application may be rejected.

The Step-by-Step 2026 N13 Workflow

To ensure compliance and protect your eviction from administrative dismissal, you should follow this sequence perfectly:

• Step 1: Secure the City Permit (Prerequisite). Do not issue an N13 notice until you have physical, approved architectural drawings and a City of London Building Permit in hand.
• Step 2: Obtain the Professional's Report. Secure the stamped engineering or architectural document verifying the need for vacant possession.
• Step 3: Issue the N13 Notice. Deliver the provincial Form N13 to the tenant to formally end the tenancy for extensive repairs.
• Step 4: The 7-Day Countdown. The exact day the notice is issued, a strict 7-day compliance window begins.
• Step 5: Submit the Licence Application. Apply online for the $600 Rental Unit Repair Licence before the 7 days expire. You must include your permit, professional report, lease agreement, and tenant info affidavit.

The Cost of Getting it Wrong

Landlords attempting to circumvent the Schedule 23 Repair Licence risk severe regulatory complications. If you issue an N13 prior to securing your building permit, the LTB highly risks flagging the violation and dismissing your eviction order. You may be forced to restart the entire months-long eviction process from scratch. Furthermore, the city can levy escalating municipal fines for operating without the mandatory Schedule 23 licence.