N4 eviction for non-payment of rent in Ontario: the landlord’s steps

Step 1: Serve a correct N4

The N4 must state the rent owing for each period and a termination date. For notices given on or after September 21, 2026, Bill 60 allows a termination date as early as 7 days after the notice is given (it used to be 14). Add extra days if you serve by mail or courier, and never count the day of service.

If the tenant pays all the arrears shown before the termination date, the N4 becomes void.

Step 2: File an L1 application

After the termination date, if the arrears are still unpaid, file an L1 with the LTB through the Tribunals Ontario portal. Include a certificate of service for the N4. Keep a clean rent ledger.

Step 3: The hearing

Most hearings are by video. The adjudicator may order the arrears and termination, or a payment plan with conditions. Tenants can raise maintenance issues at a non-payment hearing, so be ready to address them.

Step 4: Enforcement

If the tenant doesn’t leave by the date in the order, file the order with the Court Enforcement Office (Sheriff). Changing the locks yourself is illegal.

Common mistakes that restart the clock

• Including charges that aren’t rent (utilities, damage, late fees) as arrears
• A termination date that is too early
• No proof of how and when the N4 was served
• Filing the L1 before the termination date
• Accepting partial payments without understanding the effect on the notice

Questions