The N4 — Notice to End a Tenancy Early for Non-payment of Rent — is the first step in Ontario's eviction process for unpaid rent. If your tenant hasn't paid, this is the form you need.
This guide walks you through every section of the N4, explains the legal requirements, and covers the most common mistakes landlords make.
What Is the N4 Form?
The N4 is a legal notice you serve on a tenant who owes rent. It tells them: pay what you owe within 14 days, or the tenancy ends. If they don't comply, you can then file an L1 Application with the Landlord and Tenant Board (LTB) to get an eviction order.
The N4 doesn't evict anyone by itself — it starts the process. Think of it as the formal demand before you go to court.
When Can You Use an N4?
- The tenant has not paid rent on the date it was due
- The tenant paid partial rent (you can N4 for the outstanding balance)
- The tenant has a rent arrears balance from previous months
Important: You cannot use an N4 if the tenant has withheld rent because of a maintenance dispute — even if the rent is technically owed. The tenant may have filed a T6 or T2, which changes the situation. Get legal advice if that's the case.
Step-by-Step: How to Fill Out the N4
Section 1 — Tenant Information
Enter the full legal name of every tenant on the lease. If there are two tenants, both names go here. Getting names wrong is one of the most common reasons N4s get dismissed at hearings.
Section 2 — Rental Unit Address
Enter the complete address including the unit number. Match it exactly to what's on the lease agreement.
Section 3 — Termination Date
This is the date you're giving the tenant to pay or leave. Under current Ontario law, the termination date must be at least 14 days after the date you serve the notice. Count carefully — if you serve on February 1, the earliest termination date is February 15.
Note on Bill 60: The legislation passed in November 2025 proposed reducing this to 7 days, but that specific provision has not yet been proclaimed into law. Use 14 days until the government officially announces otherwise.
Section 4 — Rent Owing
List each rental period where rent is outstanding and the amount owed for each period. Add up the total. Only include rent — not NSF fees, utilities billed separately, or other charges.
Example:
- January 2026: $1,500 owed
- February 2026: $1,500 owed
- Total: $3,000
Section 5 — Landlord Signature
Sign and date the form. If an agent or property manager is serving the notice on your behalf, they sign here. Include a phone number where the tenant can reach you.
How to Serve the N4
Ontario's Residential Tenancies Act allows several methods of service:
- Hand delivery — give it directly to the tenant (or an apparently adult person in the unit)
- Mail — add 5 days for delivery (so termination date must be 19+ days out)
- Email — only if the tenant has given written consent to email service
- Under the door — slip it under the door of the rental unit
After serving, fill out a Certificate of Service (COS) immediately. Write down the date, time, method, and who you served. You'll need this when you file the L1.
What Happens After You Serve the N4?
If the tenant pays in full
The N4 becomes void. You cannot proceed with eviction. If they're consistently late, document the pattern — you may be able to use an N8 (persistent late payment) after enough violations.
If the tenant pays partially
You can void the N4 and issue a new one for the remaining balance, or proceed with the L1 for the remaining amount. Get legal advice on the best approach.
If the tenant doesn't pay or leave
After the termination date passes, file an L1 Application with the LTB. This is the formal application for eviction and rent collection. LTB Ready generates both the N4 and L1 together.
Common Mistakes to Avoid
- Wrong tenant name — must match the lease exactly
- Short termination date — less than 14 days is invalid; the whole notice gets thrown out
- Including non-rent charges — NSF fees, utilities, damages are not rent and can't go on an N4
- No Certificate of Service — without it, the LTB may reject your L1
- Serving too early — you can't serve an N4 before the rent is actually late
The Faster Way: Use LTB Ready
LTB Ready calculates the termination date automatically, ensures the form is complete, and generates your Certificate of Service alongside the N4. It takes about 5 minutes and costs $29 — a fraction of what you'd pay a paralegal.