Finding out your tenant hasn't paid rent is stressful. But acting quickly and correctly can save you months of lost income. Here's your step-by-step action plan under Ontario law.
Step 1: Communicate (Day 1)
Before jumping to legal action, send a written reminder. Sometimes it's a genuine oversight:
- Send a text or email reminding them rent is due
- Ask if there's a problem and whether they need a few days
- Keep a copy of all communications
Don't wait more than a few days. If there's no response or no payment, move to Step 2 immediately.
Step 2: Serve the N4 Notice (Day 2-3)
Generate and serve an N4 — Notice to End Tenancy for Non-payment of Rent. This is the legally required first step in the eviction process.
The N4 tells the tenant they have 14 days to either:
- Pay the full amount of rent owing, OR
- Move out
⏰ Don't delay. Every day you wait is another day added to the process.
Step 3: Complete Certificate of Service (Same Day)
After serving the N4, immediately complete a Certificate of Service. This documents how and when you served the notice. You'll need it later.
Step 4: Wait 14 Days
The tenant has 14 days to pay or vacate. During this time:
- Don't harass the tenant — no daily texts, no threats
- Document everything — keep a log of any communications
- Prepare your L1 — get it ready to file on day 15
Step 5: File L1 Application (Day 15)
If the tenant hasn't paid or vacated, file an L1 — Application to Evict a Tenant for Non-payment of Rent with the LTB.
- Filing fee: $186 online / $201 by mail
- Include: L1 form, N4 copy, Certificate of Service
- File online at tribunalsontario.ca for faster processing
Step 6: Attend LTB Hearing (Week 3-4)
The LTB will schedule a hearing 3-4 weeks after filing. Be prepared with:
- Your lease agreement
- Rent payment records (or lack thereof)
- Copy of the N4 and COS
- Any communication with the tenant about the arrears
Read our LTB Hearing Guide to know exactly what to expect.
Step 7: Eviction Order + Sheriff (Week 5-8)
If the LTB grants your application, they'll issue an eviction order. If the tenant still doesn't leave, the Sheriff's office will enforce the order.
How Much Does This Cost?
- N4 + L1 + COS forms: $59 with the Eviction Bundle from LTB Ready
- LTB filing fee: $186 (online)
- Total: ~$245 — compared to $500-2,000+ for a paralegal
Don't Wait — Start Now
The #1 mistake landlords make is waiting too long. Every day of delay is another day of lost rent.