N1 timing — when exactly do you serve to maximize the increase?

Two rules that have to be satisfied:

1. **12-month rule.** A tenant must have lived in the unit for at least 12 months before the FIRST increase can take effect. So if move-in was July 2025, the earliest increase takes effect July 2026.
2. **90-day notice rule.** The N1 notice must be served at least 90 DAYS before the increase takes effect. So for a July 1, 2026 increase, the N1 must be served by April 1, 2026 (or earlier).
3. **12-month rule between increases.** After the first increase, subsequent increases must also be at least 12 months apart, and each requires a fresh N1 with 90 days notice.

**Timing strategy:**

- Calendar your tenant move-in anniversaries.
- Set a reminder 4 months before each anniversary.
- Serve the N1 to take effect on the exact anniversary date — that's the maximum-rent-collected position.
- Use the proper Form N1 (the LTB has updated it). The form must include the current rent, the new rent, the percentage increase, and the effective date.

**Service method:**

- Personal delivery is best (have the tenant sign acknowledging receipt).
- Mail adds 5 days to the notice period — serve correspondingly earlier.
- Email or text alone is not valid service for an N1.

The 2026 rent increase guideline is set annually by the Ministry of Municipal Affairs and Housing. Check the current rate on the ministry website or LandlordEzy.

VirtualPM Legal Shield includes N1 prep and tracking. Book a free 15-minute consult.