The lease modification notice — commonly called Form F (the reference form bears this letter in standard nomenclature) — is the only legal mechanism in Quebec to raise the rent or change the conditions of a residential lease at renewal. Without a valid Form F sent within the window set by the Civil Code, the lease is automatically renewed under the same conditions — that's article 1941 of the Civil Code of Quebec at work.
This article is written for landlords in Montreal, Laval, and Longueuil who want to adjust a rent in 2026 or modify a lease condition. It covers the mandatory content, the exact deadlines for a 12-month lease, the accepted transmission methods, the 5 mistakes that void a notice, and a ready-to-adapt template.
What exactly is a Form F notice?
Form F is a written notice from the landlord to the tenant proposing a modification to the lease at renewal. It is rooted in articles 1942 to 1947 of the Civil Code of Quebec. The 'F' designation comes from the form published by the Tribunal administratif du logement (TAL), but the law does not require any specific template — what matters is the content, not the layout.
- It is the only tool to modify a lease at renewal (rent, term, services, rules)
- It is NOT a notice of non-renewal — it is a notice of proposed modification
- Without a Form F, the lease is renewed under the same conditions, even if the market has shifted
- The tenant always retains the right to refuse and remain in the unit
When to use a Form F
Form F covers four categories of modifications. In practice it is overwhelmingly used for the annual rent increase, but it also serves to modify the structure of the lease itself:
| Proposed modification | Form F required? | Notes |
|---|---|---|
| Rent increase at renewal | Yes — mandatory | No notice, no increase |
| Rent decrease offered by the landlord | Yes — formally | In practice, written agreement is enough |
| Change in lease term (e.g., 12 → 6 months) | Yes | Tenant may refuse |
| Adding or removing a service (parking, heat) | Yes | Tenant may contest at the TAL |
| Modification of building rules | Yes — if changes the lease | If already in lease, simple notice is enough |
| Assignment or early termination | No — separate procedure | See [Lease assignment under Law 31](/en/blog/lease-assignment-quebec-law-31) |
| Landlord repossession | No — separate notice | See [Unit repossession](/en/blog/reprise-logement-quebec-guide-proprietaire) |
Mandatory content of a valid Form F
The TAL voids a Form F if any of the following elements is missing. This is where most notices are successfully challenged by tenants.
- 1Clear identification of the tenant and the unit address
- 2Identification of the landlord (and of the agent — OACIQ broker, manager — if any)
- 3Current rent and proposed new rent, in figures, with the dollar difference
- 4Effective date of the modification (typically the lease renewal date)
- 5For any other modification: precise description (e.g., 'addition of a $75/month parking fee')
- 6Explicit mention of the tenant's right to refuse the modification
- 7Explicit mention of the tenant's right to apply to the TAL in case of refusal
- 8Response deadline for the tenant (1 month from receipt)
- 9Date and signature of the landlord or duly authorized agent
Sending deadlines by lease type
The Form F sending deadline depends on the lease duration. Any notice sent outside the window is without legal effect — there is no tolerance.
| Lease type | Sending window | Example — lease ending June 30, 2026 |
|---|---|---|
| Fixed term of 12 months or more | Between 3 and 6 months before the end | Between January 1 and March 31, 2026 |
| Fixed term under 12 months (e.g., 6 months) | Between 1 and 2 months before the end | Variable — calculated from end date |
| Indefinite term lease | Between 1 and 2 months before the modification date | Variable |
| Room, B&B, seasonal residence | Special rules | Consult the TAL |
Accepted transmission methods
Form F must be given in writing. The transmission method matters as much as the content: it determines when the tenant's 1-month response clock starts running.
- Hand delivery with signed acknowledgment — strongest evidence
- Registered mail with delivery confirmation — recommended standard
- Regular mail — accepted but proof is hard to establish in case of dispute
- Bailiff — costly but airtight for higher-risk files
- Email or text message — accepted ONLY if the lease provides for this method (express clause) or if the tenant has explicitly consented
The 5 mistakes that void a Form F
- 1Out of window — sent less than 3 months or more than 6 months before the end of the lease (for a 12-month lease). The notice is void on its face, and the lease renews at current conditions.
- 2Missing mention — absence of the right to refuse or right to apply to the TAL. The TAL voids the notice at the first challenge.
- 3Ambiguous rent — only a percentage ('+3%') without the dollar amount, or new rent without a reminder of the current rent. The notice is ambiguous and challengeable.
- 4Wrong recipient — notice addressed to a single co-tenant when the lease is jointly signed, or to the previous tenant after an assignment. The notice was not legally received.
- 5Unproven transmission — email without consent, or regular mail lost. Without proof of receipt, the tenant's response clock does not start and the procedure stalls.
The 3 possible tenant responses
After receiving the Form F, the tenant has 1 month to respond. Three scenarios are possible.
Scenario 1 — Tenant accepts (silence included)
If the tenant expressly accepts or fails to respond within the month following receipt, they are deemed to have accepted the modification. The lease is renewed under the new conditions on the effective date. This is the outcome in roughly 70% of well-drafted Form F notices.
Scenario 2 — Tenant refuses but stays
The tenant may refuse the modification AND keep their right to remain in the unit. In this case, it is up to the landlord to apply to the TAL within the month following the refusal, to have the rent or conditions fixed by the tribunal. Without a landlord application, the lease renews at current conditions. See our tenant refuses rent increase guide.
Scenario 3 — Tenant refuses and leaves
The tenant may refuse the modification and notify that they will leave at the end of the lease. In this case, the lease ends at its normal term, the unit becomes vacant, and the landlord enters a placement cycle. This is where placement planning kicks in — a January/March notice gives 3 to 6 months to prepare the July 1 listing.
Adaptable Form F template
The template below includes all mandatory mentions. Adapt to your situation. An official PDF can be downloaded from tal.gouv.qc.ca, but using the official form is NOT mandatory — content is what validates the notice.
Form F and placement cycle: the landlord's playbook
For a landlord who thinks in placement cycles, Form F is not an isolated procedure — it is a trigger. The month you send a Form F is also the month you start mentally preparing the next tenant placement, in case the current tenant refuses and leaves.
- January–March: send the Form F for a June 30 lease
- January–March: parallel preparation of the listing file (photos, sheets, reference prices)
- April: tenant response received — clear decision to make
- April–May: if refusal + departure, immediate placement launch (the July market is saturated by May if you wait too long)
- June: signing the new lease if applicable
Special cases
New building (Form F clause in the original lease)
For buildings built or converted within the last 5 years, article 1955 of the Civil Code provides an exemption: the tenant cannot challenge the increase at the TAL if a Form F clause was inserted and signed in the original lease. Form F remains mandatory, but the tenant has no recourse for rent fixing. This exemption ends 5 years after the first occupancy permit date.
Co-signed lease (couple, roommates)
If several tenants signed the lease, Form F must be addressed to each. A notice addressed to a single co-signer is partially invalid. For couples, the usage is to address the notice to 'Mr. X and Ms. Y' even if only one of them handles day-to-day matters.
Assigned lease (article 1870 CCQ)
If the lease has been assigned to a new tenant and the landlord accepted the assignment, Form F must be addressed to the ASSIGNEE (the new tenant), not the assignor. A mistake here is fatal.