Nova Scotia (NS) eviction guide
Quick answer
Serve Form D (Notice to Quit) giving the tenant 15 days to pay or vacate, then file Form J with the Residential Tenancies Program for $31.15. A hearing is scheduled and only a sheriff can enforce the Director's eviction order.
| Legal grounds | Nonpayment of rent (3+ days overdue), lease violations, property damage, illegal activity, landlord or family member moving in, extensive renovations requiring vacant possession |
|---|---|
| Minimum notice | 15 days (Form D nonpayment, monthly tenancy); 1 week (weekly tenancy nonpayment); notice periods vary by other grounds |
| Where to file | Residential Tenancies Program (Director of Residential Tenancies), Access Nova Scotia |
| Filing fee | $31.15 CAD (Form J application; waived for income assistance recipients) |
| Typical timeframe | 6 to 12 weeks from notice to enforcement |
Landlord may serve Form D once rent is 3 days overdue; tenant can cure the notice by paying all arrears within the 15-day period.
Allows a landlord to apply for an eviction order and award of rent owing without scheduling a full hearing, if the tenant has not disputed.
Used for grounds other than nonpayment, such as substantial breach of lease, property damage, or landlord personal use.
The landlord's formal application for a hearing before the Director of Residential Tenancies to obtain an eviction order.
| Step | Timeframe | What happens |
|---|---|---|
| 1. Serve Form D Notice to Quit | Day 1 (once rent is 3+ days overdue) | Deliver Form D to the tenant in writing, specifying the amount owed, the 15-day period to pay, and the consequence of non-payment. |
| 2. Wait 15-day cure period | 15 days | If the tenant pays all arrears within 15 days, the notice is voided and the tenancy continues with no further action required. |
| 3. File Form J or Form K with Residential Tenancies Program | After 15-day period expires | Pay the $31.15 fee and submit Form J (with hearing) or Form K (without hearing if uncontested) at any Access Nova Scotia location or online. |
| 4. Attend hearing before Director | Several weeks after filing | Both parties present evidence; the Director or designated officer issues a written decision on whether to grant the eviction order. |
| 5. Receive Director's eviction order | Within days of hearing | If the order is granted, the tenant is given a specified date to vacate; the landlord takes the order to court administrative offices for enforcement. |
| 6. Sheriff enforces removal | After order is registered with the court | Only the sheriff may physically remove a tenant; self-help eviction including changing locks or removing belongings without an order is illegal. |
The Form J application fee is $31.15 CAD (waived for those on Income Assistance, Social Assistance, or GIS). Landlords can request the fee be awarded against the tenant in the decision.
The Director's eviction order must be registered with court administrative offices and is then enforced by a sheriff, who is the only person legally authorized to remove a tenant in Nova Scotia. Self-help eviction (changing locks, removing the tenant's property, or cutting utilities) is illegal and exposes the landlord to civil and potentially criminal liability.
General information, not legal advice. Governing statute: Residential Tenancies Act, RSNS 1989, c 401. Self-help eviction is illegal everywhere; always follow the court process.
Nova Scotia eviction FAQ
Landlords may serve Form D once rent is **3 days overdue**, giving the tenant a 15-day period to pay all arrears or vacate.
The fee is **$31.15 CAD**, and it may be waived if the applicant receives Income Assistance, Social Assistance, or the Guaranteed Income Supplement.
No. Only a sheriff acting on a Director's eviction order may remove a tenant; changing locks without an order is illegal self-help eviction.
The full process typically takes **6 to 12 weeks** from notice to sheriff enforcement, though contested cases or heavy caseloads can extend this further.
Form K allows landlords to apply for an eviction order and award of rent owing **without a full hearing** when the tenant has not disputed the Form D notice.
Revun screens tenants, automates rent reminders, and logs every notice, so fewer tenancies ever reach court.
