Ontario (ON) eviction guide
Quick answer
In Ontario, evicting a tenant for non-payment requires serving an N4 notice (14-day notice period for monthly tenancies), then filing an L1 application with the Landlord and Tenant Board (LTB) for $186 online ($201 paper). Hearings are typically scheduled within 3 months of filing, and only the sheriff can enforce the final order.
| Legal grounds | Non-payment of rent, persistent late payment, damage, illegal acts, landlord personal use, demolition or conversion |
|---|---|
| Minimum notice | 14 days (N4 non-payment, monthly tenancy); 7 days (N4 weekly tenancy); 60 days (N12 personal use) |
| Where to file | Landlord and Tenant Board (LTB) |
| Filing fee | $186 online / $201 paper (L1 application) |
| Typical timeframe | 3 to 6 months from notice to enforcement |
Landlord must serve this before filing an L1 application; the notice is voided if the tenant pays all arrears before the LTB filing.
Tenant has a 7-day window to correct the behaviour before the notice becomes enforceable.
Landlord must genuinely intend to occupy the unit and pay one month's compensation to the tenant.
Requires permits or municipal approval and one month's compensation to the tenant in most cases.
| Step | Timeframe | What happens |
|---|---|---|
| 1. Serve the correct N-form notice | Day 1 | Deliver the written notice in person, by mail, or by posting on the door of the rental unit. |
| 2. Wait out the notice period | 7 to 120 days depending on notice type | If the tenant pays all arrears (N4) during this window the notice is void and no application can be filed. |
| 3. File the L-form application with the LTB | Within 30 days of the termination date on the notice | Pay the $186 online or $201 paper filing fee; the LTB schedules a hearing and sends notice to both parties. |
| 4. Attend the LTB hearing | Approximately 3 months after filing | Both landlord and tenant present evidence; the adjudicator issues a written eviction order if grounds are proven. |
| 5. File the eviction order with the Court Enforcement Office | After order is issued | Only a sheriff can carry out the physical eviction; the landlord files the LTB order and pays the sheriff's enforcement fee. |
| 6. Sheriff enforces the order | Varies by jurisdiction, typically days to weeks after filing with sheriff | The sheriff attends the property, allows the tenant a brief opportunity to leave voluntarily, then proceeds with removal. |
The LTB filing fee is $186 online or $201 by paper for an L1 application. Landlords also pay a separate sheriff enforcement fee to the Court Enforcement Office when filing the eviction order for execution.
After the LTB issues an eviction order, only the sheriff (Court Enforcement Officer) can physically remove the tenant; the landlord files the order with the Court Enforcement Office and pays a fee. Self-help eviction (changing locks, removing belongings, shutting off utilities) is illegal under the Residential Tenancies Act and can result in a damage award against the landlord.
General information, not legal advice. Governing statute: Residential Tenancies Act, 2006, S.O. 2006, c. 17. Self-help eviction is illegal everywhere; always follow the court process.
Ontario eviction FAQ
Yes, if the tenant pays the full amount owed before you file the L1 application with the LTB, the N4 notice is void and you cannot proceed with eviction on that notice.
The fee is $186 when filed through the LTB's online portal or $201 when filed by paper.
The LTB typically schedules L1 hearings within 3 months of filing; adding the notice period and sheriff enforcement, the full process often runs 4 to 6 months.
No. Only the sheriff can physically enforce the order; self-help eviction including changing locks is illegal and can expose you to significant financial liability.
You must serve an N12 notice giving the tenant at least 60 days and pay one month's compensation; the tenant can then dispute the eviction at the LTB.
Revun screens tenants, automates rent reminders, and logs every notice, so fewer tenancies ever reach court.
