Selling a Markham Home With Tenants in Place: Notices, Showings and Buyer Options
Selling a Markham Home With Tenants in Place: Notices, Showings and Buyer Options
Selling a rented home takes more planning. Your tenant has rights, and your buyer has plans. Here is how to respect both and still sell well.
Neeraj Moolchandani is a top real estate agent in Markham, Ontario.
The Short Answer
In Ontario, a tenancy continues when a home is sold, so the buyer becomes the landlord unless the tenancy ends legally. If the buyer or a close family member will live in the home, and the property has three or fewer units, the seller can give an N12 notice after a firm sale, with at least 60 days notice ending on the last day of a rental period, plus one month's rent as compensation. Landlords must give tenants written notice before entering for showings. Many sellers do better by talking openly with tenants and planning showings around them.
Neeraj and the Kaizen Real Estate Team, one of the teams Markham landlords trust when it is time to sell, handle tenanted sales with care. This is general information. Speak with a lawyer or paralegal about your situation.
The Basics
- A sale does not end a tenancy on its own.
- The buyer takes over the lease, rent, and the last month's rent deposit on closing.
- If the buyer does not need the home, the tenant stays on the same terms.
Your Buyer Options
| Buyer Type | What They Want | How It Works |
|---|---|---|
| Investor | Keep the tenant and the rent | Tenancy simply continues; share the lease and rent history |
| Buyer who will live there | Vacant possession | Seller may give an N12 after a firm sale if rules are met |
| Flexible buyer | Possession later | Closing timed to the lease or a mutual agreement |
Selling a rented home? Neeraj can help you plan notices and showings the right way. Call or text Neeraj at (647) 370 8885.
The N12 Notice
- Only after there is a firm agreement of purchase and sale.
- Only where the property has three or fewer residential units.
- The buyer, their spouse, a child or parent of either, or a caregiver must intend to live there.
- At least 60 days notice, ending on the last day of a rental period.
- The seller pays one month's rent as compensation.
- A notice is not an eviction. If the tenant does not leave, the matter goes to the Landlord and Tenant Board.
Plan your closing date so the notice period fits. Good faith is required, and penalties for misuse are significant.
Showings With Tenants
- Give written notice before each entry, with the reason and a time between 8 a.m. and 8 p.m. In most cases at least 24 hours notice is required.
- Agree on showing windows that fit the tenant's schedule.
- Group showings into set times to limit disruption.
- Consider a small thank you, such as a rent credit, for keeping the home tidy.
- Use professional photos taken with the tenant's agreement, and respect their belongings and privacy.
See our showings guide for more.
Mutual Agreements
Some tenants agree to leave by a set date in exchange for moving help or a payment, often called cash for keys. Any agreement must be voluntary and in writing, usually using the Landlord and Tenant Board's agreement form. Never pressure a tenant.
Not sure whether to sell vacant or tenanted? Let us compare both. Call or text Neeraj at (647) 370 8885.
Vacant or Tenanted?
Vacant homes are easier to show and appeal to more buyers, including families. Tenanted homes can appeal to investors who want rental income from day one. Our pricing guide explains how buyer pool affects price. Landlords should also read our landlord guide.
Respect your tenant, protect your sale. Reach out anytime. Call or text Neeraj at (647) 370 8885.
Tenanted Sale Questions, Answered
Can I sell my Markham house with a tenant in it?
Yes. The tenancy continues after the sale, and the buyer becomes the landlord unless the tenancy ends legally, for example through an N12 notice or a mutual agreement.
What is an N12 notice?
It is a notice to end a tenancy because the buyer or a close family member will live in the home. It can be given by the seller after a firm sale, for properties with three or fewer units, with at least 60 days notice and one month's rent in compensation.
Who pays N12 compensation when selling?
When the notice is given for a purchaser's own use, the seller pays the tenant one month's rent or offers another acceptable unit.
How much notice do I need to give a tenant for showings?
In most cases at least 24 hours written notice, with the reason and a time between 8 a.m. and 8 p.m.
Is it better to sell a rental home vacant?
Vacant homes are easier to show and appeal to more buyers. Tenanted homes can appeal to investors. Compare both with recent sales and your timeline.
A Respectful Sale, A Strong Result
Neeraj will help you plan notices, showings, and timing so your sale goes smoothly for everyone.
Call or text (647) 370 8885 · info@kaizenrealestate.ca
Kaizen Real Estate Team, eXp Realty, Brokerage · 9763 Markham Rd, Markham, ON L6E 1A4
Tenancy summary: Nihang Law, September 2026. Rules under the Residential Tenancies Act change; confirm with a lawyer or paralegal and the Landlord and Tenant Board. This article is general information, not legal, tax, mortgage, or financial advice. Market commentary describes current conditions and is not a promise of future prices. Information is believed accurate but should be independently verified. Not intended to solicit properties currently under contract.
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