Eviction Notices in Ontario: What Landlords Can and Cannot Do
Receiving an eviction notice is frightening — but in Ontario, a notice alone cannot remove you from your home. The law requires a full LTB process, with a hearing where you have the right to respond. Here's what every Ontario tenant needs to know.
Types of Eviction Notices in Ontario
Ontario uses a standardized system of N-form notices. Each form corresponds to a specific reason for ending the tenancy. Here are the most common:
Notice to End a Tenancy Early for Non-payment of Rent
Issued when a tenant has not paid rent. Tenant has 14 days to pay the full amount owing. If paid within 14 days, the notice is void.
Can be voided by tenant actionNotice to End your Tenancy for Interfering with Others, Damage or Overcrowding
Covers damage to the unit, disturbing other tenants, or overcrowding. Tenant has 7 days to correct the issue (first N5 only — a second N5 is not voidable).
Can be voided by tenant actionNotice to End your Tenancy for an Illegal Act
Used when the tenant or someone in the unit has committed an illegal act or is operating an illegal business in the unit. No remedy period — landlord can file immediately with the LTB.
Notice to End your Tenancy for Causing Serious Problems
For serious impairment of safety or damage so significant it cannot be remedied within 7 days. No remedy period.
Notice to End your Tenancy Because the Landlord, a Purchaser or a Family Member Requires the Rental Unit
Used when the landlord (or a family member, or a purchaser) needs to move into the unit. Requires 60 days notice. Landlord must pay 1 month's rent as compensation.
Notice to End your Tenancy Because the Landlord Wants to Demolish the Rental Unit, Repair It or Convert It to Another Use
For demolition, conversion, or major renovation requiring a building permit and vacancy. Requires 120 days notice. Compensation (3 months' rent) and right of first refusal apply.
The Eviction Process: Notice → Application → Hearing
A notice alone does NOT evict you. The landlord must apply to the LTB and obtain an order.
- 1
Landlord serves written N-form notice
The appropriate N-form is delivered to the tenant. The notice specifies the grounds and gives the tenant time to remedy (where applicable).
- 2
Remedy period (where applicable)
For N4 (14 days to pay), N5 (7 days to fix). If the tenant resolves the issue, the tenancy continues. A second identical breach may restart the process.
- 3
Landlord files L-series application with LTB
If the issue is not resolved, the landlord files an application (e.g., L1 for non-payment, L2 for cause). The notice alone does not end the tenancy.
- 4
LTB schedules a hearing
Both parties receive notice of the hearing date. Tenants can attend in person, by phone, or videoconference. Evidence, witnesses, and legal representation are permitted.
- 5
LTB issues an order (or dismisses the application)
If eviction is ordered, the order specifies when the tenant must leave. The tenant can request a review of the order or file for judicial review.
- 6
Sheriff enforcement
If the tenant does not vacate by the date in the order, the landlord must request enforcement by the Sheriff (Court Enforcement Office). The landlord CANNOT change locks or remove belongings themselves.
Your Rights When You Receive an Eviction Notice
Right to void the notice
For N4 notices, pay all rent owing within 14 days to void the notice. For N5 notices, fix the issue within 7 days.
Right to attend the LTB hearing
You will receive a Notice of Hearing from the LTB. You have the right to attend, present evidence, call witnesses, and have a representative (including a duty counsel lawyer, often available for free).
Right to negotiate a payment plan
For N4 (non-payment), you can propose a repayment plan to the LTB. If the LTB accepts the plan, the eviction may be conditional on compliance.
Right to dispute the notice
You can dispute the grounds of the notice at the hearing. If the landlord cannot prove their case, the application will be dismissed.
Right to request a review
If an eviction order is made against you, you can request a review by a senior LTB adjudicator, and thereafter seek judicial review at Divisional Court.
Red Flags and Illegal Eviction Tactics
These are illegal in Ontario. If your landlord does any of these, file an urgent T2 application with the LTB immediately:
Changing the locks or removing tenant's belongings
Illegal at all times. Tenant can apply for an emergency LTB order and the landlord may face large fines.
Shutting off utilities to force a move-out
Section 21 RTA: cutting vital services is illegal, even if the tenant owes rent. Emergency LTB relief is available.
Harassment, threats, or intimidation
Section 23 RTA: landlords cannot interfere with a tenant's reasonable enjoyment. Harassment is grounds for an abatement of rent and other remedies.
Entering the unit to pressure or inconvenience the tenant
Landlord must give 24 hours written notice for all entries except emergencies. Using entry rights to harass is illegal.
Refusing essential maintenance as retaliation
Withholding repairs to force a tenant out is a serious violation of the RTA. Tenants can apply to the LTB for a work order and compensation.