Yes, a landlord can evict a tenant in Ontario — but only for specific reasons listed in the Residential Tenancies Act (RTA). You cannot evict because the lease expired, because you changed your mind, or because you want the unit back for an unlisted reason. Every eviction must go through the Landlord and Tenant Board (LTB), and every step must follow the RTA precisely.
This guide covers when you can evict, when you cannot, and what the process looks like in 2026.
The short answer
Ontario law protects tenants from arbitrary eviction. A tenancy does not end automatically when a fixed-term lease expires. It does not end because a landlord sends an email, posts a notice, or changes the locks. It ends only when:
- The tenant chooses to leave and gives proper notice, or
- The LTB issues an eviction order and the Sheriff enforces it.
If you try to end a tenancy any other way, you are violating the RTA and exposing yourself to fines, rent abatements, and T2 applications.
Situations where you CAN evict
1. Non-payment of rent
This is the most common eviction ground. If a tenant hasn't paid rent by the first day it's due, you can serve an N4 notice (Notice to End Tenancy for Non-Payment of Rent). The N4 gives the tenant 14 days to pay the full amount owing.
If they don't pay and don't move out, you file an L1 application with the LTB. The L1 opens the eviction process.
One important rule: the N4 amount must be exact. If you overstate the rent owing — even by a few dollars — the notice is void.
2. Persistent late payment
A tenant who pays rent but consistently pays late can be evicted under the N8 ground. This requires documenting a pattern of late payments over multiple months. You cannot serve an N8 after a single late payment.
The N8 gives the tenant 60 days' notice. If the tenant disputes it, the LTB will look at the actual payment history.
3. Damage to the property
If a tenant, their guests, or another occupant causes wilful or negligent damage, you have two options depending on severity:
- N5 notice — for the first instance. The tenant has 7 days to fix the damage or the issue. If they do, you cannot proceed. If they don't, or if a second N5-level offence occurs within 6 months, you can apply to the LTB.
- N7 notice — for severe damage. No repair period. Apply directly to the LTB.
Document everything with photos, written descriptions, and repair estimates.
4. Illegal activity
If a tenant is conducting illegal activity in the unit or on the property — drug trafficking, weapons offences, and similar — you can serve an N6 notice. This applies to the tenant, their guests, or another occupant.
An N6 allows you to apply to the LTB immediately without giving the tenant a chance to remedy the situation.
5. Interfering with other tenants or the landlord
If a tenant is causing serious problems for other residents — prolonged noise, harassment, threats — you can serve an N5. As noted above, a first N5 gives the tenant a 7-day chance to stop the behaviour. A second within 6 months allows you to apply to the LTB without giving another chance.
6. Landlord or immediate family moving in
If you genuinely need the unit for yourself, your spouse, a parent, or a child, you can serve an N12 notice. The rules are specific:
- You must give at least 60 days' notice, expiring on the last day of a rental period.
- You must pay the tenant one month's rent as compensation when they move out.
- You or the family member must actually move in and stay for at least one year.
The LTB has cracked down on fraudulent N12 notices. If you serve an N12 but then rent the unit to someone else, the former tenant can apply for significant compensation.
7. Renovations requiring vacant possession (N13)
The N13 applies when you need the unit empty to do renovations or repairs that require a building permit and cannot be done while the tenant lives there. This is a high bar — minor repairs don't qualify.
You must pay the tenant three months' rent as compensation or offer them the right of first refusal to return at the same rent.
8. Conversion to non-residential use
If you're converting the rental unit to a non-residential use — an office, for example — an N13 also applies with the same 120-day notice period.
Situations where you CANNOT evict
This is where most Ontario landlord mistakes happen.
You cannot evict because the lease ended
A fixed-term lease (say, a 1-year lease ending August 31) does not end the tenancy on its own. Under RTA Section 38, the tenancy automatically converts to a month-to-month arrangement on the same terms. The tenant has the legal right to stay. You cannot issue an eviction notice, change the locks, or harass the tenant to leave.
If you want the unit back, you need a legitimate RTA ground — own use (N12), renovations (N13), or the tenant must choose to leave voluntarily.
You cannot evict for no reason
Ontario does not have "no-fault" eviction. There is no equivalent of a 60-day or 90-day notice to vacate without cause. Every notice must fit an RTA ground. A landlord who serves a notice without a valid ground is issuing a void notice, and proceeding on it is an illegal lockout.
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You cannot evict in retaliation
Serving an eviction notice because a tenant complained about repairs, contacted a bylaw officer, or exercised their rights under the RTA is illegal retaliation under RTA Section 97. The LTB treats this seriously. A 6-month rebuttable presumption applies: if you serve an N5, N12, or N8 within 6 months of a tenant exercising their rights, the LTB presumes retaliation unless you can prove otherwise.
You cannot evict by cutting utilities or changing locks
Cutting heat, water, electricity, or internet to pressure a tenant into leaving is a violation of RTA Section 21. Changing the locks without an LTB order is an illegal lockout under RTA Section 37(3). Both can result in fines up to $25,000, rent abatement orders, and damages at the LTB. Police will not assist with an illegal lockout — they will side with the tenant.
You cannot evict between a fixed-term lease
If a tenant is in a fixed-term lease (year 1 of a 12-month lease, for example), you generally cannot serve an N8 for persistent late payment or an N12 for own use and have the notice expire before the lease end date. The RTA requires that certain notices expire on the last day of a rental period, which for a fixed-term lease is the last day of the term.
The eviction process in Ontario (2026)
Every eviction goes through the same basic pipeline:
- Serve the notice — the correct form, with the correct information, delivered in the correct way (in person, by mail, or by email if the tenant has agreed to email service under RTA s.191).
- Wait the notice period — 14 days for N4, 7 days for N5, 60 days for N8/N12, 120 days for N13.
- Apply to the LTB — file the appropriate L-application (L1 for non-payment, L2 for behaviour/damage, etc.) if the tenant hasn't complied or moved out.
- Attend the hearing — you'll present evidence; the tenant has the right to respond.
- Receive the order — if successful, the LTB issues an eviction order. For L1 orders, there's an 11-day void period during which the tenant can pay all rent owing and void the order.
- Enforce with the Sheriff — if the tenant doesn't leave after the order takes effect, file with the Court Enforcement Office (Sheriff) to have them removed.
For full details on each step, see our complete eviction guide.
How long does it take?
In London and Middlesex County in 2026, realistic timelines look like this:
- L1 (non-payment): 8–14 weeks from filing to hearing, plus 4–8 weeks for Sheriff enforcement after the order
- L2 (behaviour/damage): 10–16 weeks depending on complexity
- N12 (own use): 60-day notice period, then 8–16 weeks at the LTB if disputed
For a detailed breakdown, see how long does eviction take in Ontario.
Common mistakes landlords make
Serving the notice incorrectly. Wrong form, wrong amount, wrong date, wrong delivery method — any of these can void your notice. The LTB will dismiss the application, and you'll restart from scratch. See our record-keeping guide for documentation standards.
Accepting partial rent after serving an N4. If you accept any rent after serving an N4, it can void the notice under RTA Section 59(2). Track payments carefully and consult a paralegal before accepting partial payment.
Trying to negotiate outside the LTB. A verbal agreement with the tenant to leave by a certain date is not enforceable. Use an N11 (Agreement to Terminate) if the tenant agrees to vacate — it gives you an enforceable LTB record.
Missing the filing window. For some grounds (N12, N13), there are deadlines for when you must file after serving the notice. Missing those windows can void the process.
Not preparing for the hearing. The LTB hearing is where the eviction is won or lost. Show up with organized evidence: rent ledger, notice copies, certificates of service, photos, and correspondence. Read our LTB hearing preparation guide before your first hearing.
FAQ
Q: Can I evict a tenant without a reason in Ontario? No. Every eviction requires a ground listed in the RTA. Ontario has no "no-fault" eviction mechanism.
Q: My tenant's lease expired. Can I evict them now? No. A fixed-term lease expiry does not end the tenancy. It automatically becomes month-to-month. You need an RTA ground to end it.
Q: Can I evict a tenant for refusing repairs I offered to do? No. Refusing a landlord's access for repairs — if the landlord gave proper 24-hour written notice — is a separate issue. You would need to serve proper notice of entry and, if access continues to be denied, apply to the LTB for an order. You cannot evict for this alone.
Q: Can I evict a tenant for having unauthorized pets? Not directly. A no-pets clause is void under RTA Section 14. You can serve an N5 if the pet is causing damage or disturbing other tenants. You cannot evict simply for having a pet.
Q: Can I evict month-to-month tenants more easily than those on a fixed term? No. The grounds for eviction are the same. Month-to-month tenants have the same protections as fixed-term tenants. The only difference is that some notice expiry dates are easier to calculate.
Q: Can I evict for non-payment if the tenant owes only one month? Yes. Once rent is one day late, you can serve an N4. The amount doesn't matter — one day's late rent is sufficient to start the process. In practice, most landlords wait a few days before serving the notice.
Q: What if the tenant just refuses to leave after I win at the LTB? File with the Court Enforcement Office (Sheriff). Once you have a valid LTB order, the Sheriff can physically remove the tenant. Do not attempt to remove them yourself.
The bottom line
Yes, landlords in Ontario can evict tenants — but only through the LTB, only for RTA-authorized reasons, and only after following every procedural step correctly. Shortcuts don't save time; they add months to the process when the notice gets voided.
If you're managing the eviction process while also managing the rest of the property — rent collection, maintenance, tenant communication — it adds up fast. Prospera Properties handles property management for small landlords (1–5 units) in London, St. Thomas, and Strathroy, Ontario. If you'd like to talk through your situation, reach out to us.
For current RTA provisions, see the Ontario Residential Tenancies Act and the Landlord and Tenant Board website.