Evicting a tenant in Ontario is a formal legal process governed by the Residential Tenancies Act, 2006 (RTA). You cannot simply tell a tenant to leave — there are specific notices, applications, hearings, and enforcement steps that must be followed. This guide walks you through the entire process from start to finish, updated for 2026 including Bill 60 changes.
Step 1: Identify the Reason for Eviction
Ontario law requires a valid legal reason to evict a tenant. You cannot evict someone simply because you want them out or because you want to raise the rent. The RTA specifies the permitted grounds, and each reason has a specific notice form:
- N4 — Non-Payment of Rent: The most common ground. Used when a tenant owes rent. The tenant has 14 days to pay or vacate.
- N5 — Interference, Damage, or Overcrowding: Used when a tenant substantially interferes with other tenants' enjoyment, causes damage, or has too many occupants. First N5 gives 20 days to correct the behaviour; second N5 is non-voidable with a 14-day termination date.
- N6 — Illegal Activity: Used when a tenant is conducting illegal activity in the unit (e.g., drug production, trafficking). 10-day termination period, non-voidable.
- N7 — Safety Concerns: Used when a tenant's behaviour has seriously impaired safety. 10-day termination period.
- N8 — Persistent Late Payment: Used when a tenant is chronically late paying rent, even if they eventually pay. 60-day termination date.
- N12 — Personal Use: Used when the landlord, a family member, or a purchaser needs the unit for personal residential use. 60-day notice period, plus one month's rent compensation.
- N13 — Demolition, Conversion, or Major Repairs: Used when the landlord needs vacant possession for demolition, conversion to non-residential use, or extensive repairs. 120-day notice period.
Not sure which notice you need? Take our form quiz — answer a few questions and we'll tell you exactly which form to use.
Step 2: Serve the Notice
Once you've identified the correct notice form, you need to serve it on the tenant. Service methods accepted by the LTB include:
- Hand delivery to the tenant (most reliable)
- Leaving it in the mailbox or sliding it under the door
- Mail (add 5 days for mailing to the notice period)
- Courier
- Email or fax (only if the tenant has given prior written consent)
After serving the notice, you must complete a Certificate of Service (COS). This form records when, how, and to whom the notice was served. You'll need it when you file your application.
Critical tip: incorrect service can invalidate your entire case. If the LTB finds that the tenant was not properly served, your application may be dismissed. Always keep proof of service.
Step 3: Wait for the Notice Period to Expire
Each notice has a termination date — the date by which the tenant must either comply (e.g., pay rent, stop the behaviour) or vacate. The notice periods vary:
- N4: 14 days
- N5 (first): 20 days to void; termination in 20 days
- N6 / N7: 10 days
- N8: 60 days (aligned with end of rental period)
- N12: 60 days (aligned with end of rental period)
- N13: 120 days
For voidable notices (like the first N5 or N4), if the tenant corrects the issue within the notice period, you cannot proceed with the eviction on that particular notice.
Step 4: File an Application with the LTB
If the tenant hasn't resolved the issue or vacated by the termination date, you can file an application with the Landlord and Tenant Board. The most common applications are:
- L1 — Eviction for Non-Payment of Rent: Filed after an N4 notice expires. Asks for both eviction and payment of arrears. Filing fee: $201.
- L2 — Eviction for Other Reasons: Filed after N5, N6, N7, N8, N12, or N13 notices. Filing fee: $201.
You'll submit your application, the notice you served, and the Certificate of Service. Applications can be filed online through the LTB's e-filing portal or in person.
Step 5: Attend the Hearing
After filing, the LTB will schedule a hearing — typically 2 to 4 months after the application is received, though wait times vary. Hearings are conducted by an adjudicator and can be held virtually (via videoconference) or in person. For more on what to expect, read our LTB Hearing Preparation Guide.
At the hearing:
- Both landlord and tenant present their case
- The adjudicator asks questions and reviews evidence
- The adjudicator issues an order (sometimes at the hearing, sometimes by mail afterward)
Bring organized evidence: the original notice, proof of service, rent ledger, photos, emails, and any other relevant documents. Prepare your case as if the tenant will deny everything.
Step 6: Obtain and Enforce the Eviction Order
If the adjudicator grants the eviction, you'll receive an order. The order usually gives the tenant 11 days to vacate (or longer at the adjudicator's discretion). If the tenant still doesn't leave, you request enforcement through the Court Enforcement Office (Sheriff).
The Sheriff will schedule a date to physically evict the tenant. Only the Sheriff can carry out a physical eviction — you cannot do this yourself. Costs for Sheriff enforcement are separate from LTB fees.
Important: even after receiving an eviction order, a tenant may file a motion to review or request a stay. This can delay enforcement further. Patience is required throughout the process.
Common Mistakes to Avoid
- Wrong notice form. Using an N4 when you should use an N12 (or vice versa) will get your application dismissed.
- Incorrect termination date. Each form has specific rules about the termination date. Getting it wrong by even one day can void the notice.
- No Certificate of Service. Failing to file a COS is one of the most common reasons applications are delayed or dismissed.
- Self-help eviction. Changing locks, removing belongings, or shutting off utilities is illegal in Ontario. Penalties under Bill 60 have been increased significantly.
- Filing too early. You cannot file an L1 or L2 until the termination date on the notice has passed.
How Much Does It Cost?
Here's a rough breakdown of costs for a standard eviction in Ontario:
- LTB filing fee: $201 for most applications
- Form preparation: $29–$69 with LTB Ready (or free if you fill them out manually)
- Sheriff enforcement: approximately $400+ depending on the county
- Legal representation: $2,000–$5,000+ if you hire a paralegal or lawyer (optional)
LTB Ready saves landlords time and money by generating correctly completed forms in minutes. Our Non-Payment Eviction Bundle ($59) includes the N4, L1, and Certificate of Service. Our Personal Use Bundle ($69) includes the N12, L2, COS, and Affidavit.
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