How do you time buying a Markham home with the end of your lease?Work backward from your lease. In Ontario, a tenant usually gives at least 60 days’ written notice, using the Landlord and Tenant Board’s N9 form, to end on the last day of a fixed term or rental period. Resale closings are often set 30 to 90 days after an offer is firm, so many renters start serious house hunting about four to five months before the lease ends. If timing does not line up, options include agreeing on an early end with your landlord, assigning the lease, or negotiating a closing date that leaves a short, planned overlap.
Renters buying their first home face a timing puzzle: give notice too early and you may have nowhere to live, give it too late and you may pay rent and a mortgage at the same time.
Michael John Lau, a REALTOR® with the Kaizen Real Estate Team, one of the most active real estate teams in Markham and York Region, helps renters plan the search, the offer and the closing date around their lease, so the move happens on their terms.
Know your lease rules
| Your tenancy | Notice to end it |
|---|---|
| Fixed-term lease, such as one year | At least 60 days, ending on the last day of the term |
| Month-to-month | At least 60 days, ending on the last day of a rental period |
| Weekly | At least 28 days |
Notice is usually given on the Landlord and Tenant Board’s N9 form. When a fixed term ends, the tenancy usually continues month to month unless you give notice, so you do not have to sign a new lease.
A sample timeline
| Months before lease ends | Step |
|---|---|
| 5 to 6 | Get pre-approved and set your budget |
| 4 to 5 | Start viewing homes seriously |
| 3 to 4 | Make offers with a closing date about a month before your lease ends |
| 2 or more | Once the deal is firm, give your N9 notice |
| 0 to 1 | Close, paint or clean, then move |
Give notice only once your purchase is firm, with all conditions removed. A conditional deal can still fall through.
If the timing does not line up
- Agree with your landlord: landlord and tenant can agree in writing to end the tenancy early. Some landlords agree if you help find a new tenant.
- Assign the lease: you can ask to assign the lease to a new tenant. If the landlord refuses or does not respond within seven days, you can generally end the tenancy with 30 days’ notice.
- Sublet: possible, but you stay responsible for the lease.
- Accept a short overlap: a few weeks of double housing costs is often cheaper than a rushed move.
Breaking a lease without agreement can leave you owing rent until the unit is re-rented. Check your lease and, if needed, get advice from the Landlord and Tenant Board or a legal clinic.
Renting now and ready to buy?
Michael John Lau can plan your search and closing date around your lease.
Book a buyer consultationSearch Markham homesPrefer to talk? Call the Kaizen Real Estate Team at (647) 370-8885.
Choosing your closing date
The closing date is negotiable. Sellers often have their own move to plan, so flexibility on your side can make your offer stronger. A closing date two to four weeks before your lease ends gives time to clean, paint and fix small issues before moving in. With Markham homes averaging 34 days on market in September 2026, there is often time to negotiate dates.
Budget for the overlap
| Cost | Plan for |
|---|---|
| Last month’s rent | Usually your rent deposit covers the final month |
| First mortgage payment | Often due about a month after closing |
| Property tax and utilities | Start on closing day |
| Moving costs | Book movers early for month-end dates |
| Closing costs | Land transfer tax, legal fees and adjustments |
Moving logistics
- Book movers as soon as the deal is firm, especially for the last day of the month.
- Set up utilities and internet for closing day. See the Markham newcomer’s guide for setting up a household.
- Book the elevator if you are moving out of or into a condo.
- Arrange tenant insurance to end and home insurance to start on closing day.
- Schedule a move-out inspection with your landlord.
Ultimately, the decision is yours. The goal is to make sure you have all the information before you give notice.
Good timing turns two moves into one. Call the Kaizen Real Estate Team at (647) 370-8885 or book a consultation.
Frequently asked questions
How much notice do I give to end my lease in Ontario?
Usually at least 60 days for a monthly tenancy or the end of a fixed term, using the N9 form.
When should I give notice if I am buying a home?
Once your purchase is firm and all conditions are removed.
Can I break my lease early in Ontario?
Only by agreement with your landlord, by assigning the lease, or in limited situations. Otherwise you may owe rent until the unit is re-rented.
What if my landlord refuses to let me assign my lease?
If the landlord refuses or does not respond within seven days, you can generally end the tenancy with 30 days' notice.
How long does closing take in Markham?
Resale closings are commonly 30 to 90 days after the deal is firm, and the date is negotiable.
Does my lease automatically renew?
When a fixed term ends, the tenancy usually continues month to month unless you or the landlord give proper notice.
Michael John Lau and Neeraj Moolchandani are licensed REALTORS® with the Kaizen Real Estate Team, eXp Realty, Brokerage, 9763 Markham Rd, Markham, ON L6E 1A4. Licence #4784577. Call (647) 370-8885. Tenant notice rules are from Ontario's Residential Tenancies Act and Landlord and Tenant Board forms; assignment and early-end options are as summarized by liv.rent (June 3, 2026). Days on market are from TRREB Market Watch (September 2026). This is general information, not legal advice. This article is general information only and is not financial, legal or tax advice. Not intended to solicit buyers or sellers currently under contract with another brokerage.
