Evictions are very specific. The rules depend on the forms and can change over time. Our MyChoice team has reviewed the Landlord and Tenant Board’s guide to ending a tenancy, its current forms and instructions, Community Legal Education Ontario’s eviction guide and the LTB’s June 2026 legislative update.
Do not guess at notice dates or tenants’ remedies from a general summary. Some notices allow tenants to correct a problem; others do not. If you receive an N12 or N13, learn what you may claim. Only certain people can enforce an eviction. Learn more below.
When Can A Landlord Evict A Tenant In Ontario?
Only the Court Enforcement Office, also known as the Sheriff, can enforce an eviction order.
A landlord may apply to the Landlord and Tenant Board (LTB) to end a tenant’s occupancy only on grounds allowed by the Residential Tenancies Act, 2006, or in certain circumstances, such as when the parties have a signed agreement to end the tenancy.
A notice to end a tenancy is not an order of eviction. Generally, if the tenant stays after getting a notice, the landlord must apply to the Board for an order.
The Eviction Process
The facts of the case should be matched with the grounds and notices set out in the RTA, because the landlord can’t just pick whichever notice they want.
Make sure you follow the grounds of eviction set out in the RTA exactly. A first N5 normally gives the tenant 7 days to correct the behaviour/damage, etc. Make sure all names, address, termination date, reason, amounts (where applicable), etc. are correct. Make sure you serve the notice properly (see above).
File the correct application with the LTB within the applicable time frames, usually an L1 in cases of non-payment of rent. At the same time, many other grounds require an L2 application after you serve the notice.
At the hearing, you will be required to prove your case, so make sure you have enough evidence to prove your case/ground. The tenant can dispute the grounds, challenge whether you followed the rules and served a valid notice, challenge any claim for money, challenge the remedy, etc.
Wait for a written order from the board allowing eviction. If the tenant is ordered to move out and doesn’t, take the eviction order to the Court Enforcement Office.
Types Of Eviction Notices In Ontario
Always check the latest instructions before calculating your notice date, particularly if you’re serving by mail or courier, as this may affect the period.
| Notice | Common ground | Current minimum timing and key response |
|---|---|---|
| N4 | Rent not paid in full. | Eviction notices are 14 days for monthly, biweekly or yearly rent; 7 days for daily or weekly rent. |
| N5 | For substantial interference with reasonable enjoyment. For causing or permitting negligent or wilful damage to the rental unit or the landlord’s property. For overcrowding. | A first N5 has a termination date that is 20 days away. There is usually a period of seven days to fix the problem. A second N5 within 6 months can use a 14-day timeline and is not voidable. |
| N6 | Illegal acts or illegal business; misrepresentation of rent-geared-to-income (RGI) income. | Notice periods are 10, 20 or 14 days, depending on the reason under current instructions. Once the notice is served, landlords may file an L2. Get advice as soon as possible once you’ve been served. |
| N7 | Serious safety impairment, wilful damage or defined serious interference. | This notice has a termination date of 10 days. It cannot be remedied or voided, and the landlord may file the L2 application after service. |
| N8 | Persistent failure to pay rent, such as when the tenant is regularly late with rent. One of the permitted reasons for ending the tenancy at the end of the term, which must be written on the Notice. | The length varies by tenancy: 60 days for most tenancies and 28 days for daily or weekly tenancies. The termination date should fall at the end of the proper rental period or fixed term. |
| N12 | The landlord, purchaser or qualifying family member or caregiver needs the rental unit. | The notice is usually at least 60 days and should end on the proper period-end date. Under the current form, compensation means one month’s rent or another acceptable rental unit. |
| N13 | Demolition, conversion or repairs requiring vacancy. | Notice periods are at least 120 days and must end on the proper period-end date. Other requirements, such as a permit, compensation or the tenant’s right to return, depend on the eviction ground and building type. |
N4 And N8 Are Different Rent Cases
The amount of rent claimed as owing must be accurate and must not include things that are not rent. Both parties should keep a ledger of all rent and any partial rent, showing what is paid and what is owing, along with dates. Keep copies of receipts or cheques. At an L1 hearing, later payments and repayment-agreement rules can affect the outcome.
An N8 is a claim by the landlord that a pattern of late rent payments has been established, but that the tenant has eventually paid the rent. Reaching a magic number does not justify an N8 Notice. The landlord must prove a pattern of late payment. The tenant gets to respond. The Board decides whether eviction is justified.
Read More: Review Ontario Rent-Increase Limits and Notice Rules
Can You Be Evicted For Not Having Renters Insurance In Ontario?
Tenant insurance may cover losses related to personal belongings, liability, and additional living expenses, depending on the policy. Still, it does not cover eviction and will not cover normal rent arrears. It does not decide whether a lease term is enforceable.
While the RTA does not require tenants to have insurance, a tenant may be required to obtain liability insurance under the lease. A lease breach is a contractual matter. However, a landlord cannot ignore the eviction or dispute-resolution process outlined above just because a lease was violated. Different processes may apply depending on the facts and what type of relief is required.
What To Do After Receiving A Notice
Carefully review the notice. Check the form number, the reason for termination, and the termination date (which does not necessarily mean you have to move out on that date), and read all instructions that come with the form. In certain situations, you may not be covered by the RTA. For example, if you live in a co-op or other type of institution or share a kitchen and/or bathroom.
Figure out how you received the Notice and when you received the Notice, as this can affect deadlines. Gather any evidence, such as the lease, rent payment records, receipts, repair requests, requests for accommodations, photographs, emails, letters, texts, etc., related to your tenancy or the reason for termination. Use the LTB’s online decision tool to help with next steps in your situation. Contact a community legal clinic, lawyer, licensed paralegal or Tenant Duty Counsel before the deadline to respond to the Notice or LTB hearing date.
Read More: Compare Eviction With Ending an Ontario Lease Early
How Quickly Can a Landlord Evict a Tenant in Ontario?
Unfortunately, there is no dependable answer to this question. While the notices give a time frame of 7 to 120 days, an N7 could give less time than an N4, but that doesn’t mean an eviction for non-payment is always the fastest.