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Evicting a tenant in Ontario isn't quick, and it isn't simple. But when done correctly, following the legal process protects you from fines, lawsuits, and unnecessary delays. Here's exactly how it works — from the first missed payment to regaining possession of your property.
Critical Warning
Self-help evictions — changing locks, shutting off utilities, removing belongings, or physically forcing a tenant out — are illegal in Ontario. Doing so can result in fines up to $50,000 for individuals and $250,000 for corporations, plus substantial tenant compensation. Every eviction must go through the Landlord and Tenant Board (LTB).
The form you use depends entirely on why you're evicting. Using the wrong form means the LTB will dismiss your application, and you'll have to start over — losing weeks or months.
| Reason | Notice Form | Notice Period | LTB Application |
|---|---|---|---|
| Non-payment of rent | N4 | 7 days | L1 |
| Persistent late payment | N8 | 60 days | L2 |
| Damage to property | N5 | 7-20 days | L2 |
| Illegal acts | N6 | 10 days | L2 |
| Landlord's own use | N12 | 60 days | L2 |
| Buyer's own use | N12 | 60 days | L2 |
Once you've identified the right form, you must serve it to the tenant properly. Fill out the form completely and accurately — mistakes can invalidate the notice. The LTB provides fillable PDFs on their website at tribunalsontario.ca/ltb.
How to serve the notice: You can deliver it in person, place it under the door or in the mailbox (if the tenant doesn't object), send it by mail (allow 5 additional days), or send it by courier. Always keep a copy for your records with the date of service noted.
Tenant can void the notice: For N4 (non-payment) notices, if the tenant pays all rent owing within the 7-day notice period, the notice becomes void. For N5 (damage) notices, if the tenant fixes the damage or pays for repairs within the notice period, the notice is voided.
Don't rush this. The notice period must fully expire before you can file with the LTB. The clock starts when the tenant receives the notice, not when you mail it. For example, a 7-day N4 notice served on June 15 means the tenant has until June 22 to pay. You can't file your L1 application until June 23.
If the tenant hasn't resolved the issue during the notice period, you file the corresponding application with the Landlord and Tenant Board. Each application has a filing fee (typically $186-$201) and requires you to attach a copy of the notice you served plus a Certificate of Service.
Filing fees as of 2026: L1 (non-payment): $186. L2 (other grounds): $201. These fees can be added to the amount the tenant owes you. File online through the Tribunals Ontario Portal for faster processing.
After filing, you'll receive a hearing date — typically 4-8 weeks after filing, though this varies by LTB caseload. The hearing is your chance to present evidence. The more organized you are, the smoother it goes.
Evidence to bring: Copy of the lease agreement, copy of the notice served with proof of service, rent ledger showing payments and arrears, all communication with the tenant (emails, texts, letters), photos of damages (if applicable), and any witness statements. Tip: Keep everything chronological and organized in a binder.
Mediation first: The LTB often offers mediation before the formal hearing. This can lead to a mediated agreement (payment plan, move-out date) that avoids a contested hearing. Many landlords find this faster and less stressful.
If the LTB rules in your favor, you'll receive an eviction order. The tenant typically has 11 days to vacate after the order is issued, though this can vary. If the tenant still doesn't leave after the order expires, you must file the order with the Court Enforcement Office (Sheriff) — you cannot physically remove the tenant yourself.
Sheriff enforcement: The Sheriff will schedule a lock-change date, typically within 2-4 weeks. There is an additional fee for this service. On the scheduled date, the Sheriff attends the property and oversees the lock change. Only then can you legally regain possession.
Day 1
Serve N4 Notice
Day 8
File L1 application with LTB ($186 fee)
Week 5-8
LTB hearing scheduled (varies by region/caseload)
Day of Hearing
LTB issues eviction order (or mediated agreement)
+11 Days
Tenant must vacate (if they comply)
+2-4 Weeks
If tenant won't leave: Sheriff enforces eviction
Total: 2-6 months minimum
Ottawa Prime Properties manages the entire eviction process — from serving notices to LTB hearings to Sheriff enforcement. Protect your investment without the stress.
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