The Ontario Landlord Eviction Process Explained — Step by Step
Evicting a residential tenant in Ontario is a defined legal process. Landlords who follow it succeed. Landlords who improvise — changing locks, removing belongings, or threatening tenants — face damages awards from the LTB and possible offences under the Residential Tenancies Act. This guide walks through the N4, N12 and N13 notice paths, the hearing, and Sheriff enforcement.
N4 — Non-payment of rent
The N4 is the most common eviction notice. It is served when a tenant misses rent and gives them 14 days to either pay the arrears in full or vacate. The form must list each rent period and exact amount owing; mathematical errors are fatal.
If the tenant pays in full within 14 days, the notice is void. If not, the landlord can file Form L1 (Application to Evict for Non-Payment of Rent) at the LTB. The hearing typically happens 3–6 months after filing in 2026, depending on regional backlog.
At the hearing, the tenant has one more chance to pay all arrears, the LTB filing fee and any new rent that has come due. Doing so voids the eviction. Tenants who cannot pay in full can ask the Member for a payment plan; the Member can either approve a consent payment plan or order eviction with a delayed termination date.
N12 — Landlord's own use
A landlord can recover possession for personal use, use by an immediate family member, or for a caregiver to a family member. The N12 gives 60 days' notice ending on the last day of the rental period, and the tenant is entitled to one month's rent as compensation or a comparable unit.
N12s are scrutinised heavily because of past abuse. The landlord (or family member) must occupy in good faith for at least 12 months. If the unit is re-rented within that year without good reason, the displaced tenant can apply for up to twelve months of rent under section 57.
The hearing requires a sworn affidavit from the intended occupant confirming the move-in plan. Vague intentions do not survive cross-examination.
N13 — Demolition, conversion or major repairs
An N13 ends the tenancy because the landlord intends to demolish the unit, convert it to non-residential use, or carry out repairs so extensive the tenant must vacate. It gives 120 days' notice and triggers either compensation (usually three months' rent) or right of first refusal at the same rent after the renovations, depending on building size.
Building permits and a credible scope of work are required at the hearing. 'Renovictions' that lack supporting permits are routinely dismissed and can attract damages.
The LTB hearing itself
Most hearings are by video through the Tribunals Ontario Portal. The landlord presents first, usually with the lease, the notice, a payment ledger and the application. The tenant then responds. The Member may pause for mediation with a Dispute Resolution Officer.
Orders are usually issued within 30 days of the hearing. They specify the termination date and any payment terms. A consent order has the same force as a contested order.
Sheriff enforcement and what landlords cannot do
If the tenant does not move out by the termination date, the landlord files the order with the Court Enforcement Office. The Sheriff schedules the eviction — typically two to six weeks later — and physically removes the tenant. Only the Sheriff can change the locks. A landlord who self-evicts faces damages, a possible offence under section 234 of the RTA, and an order to allow the tenant back in.
Throughout the process, the tenancy remains in force. Rent is still payable, utilities cannot be cut, and the landlord cannot enter without 24 hours' written notice except in emergencies.