Enforcing an Eviction Order in Ontario: How to Work with the Sheriff
You survived the Landlord and Tenant Board process. The hearing went your way, and you're holding a signed eviction order. Most landlords assume the hard part is over — but here in London, Ontario and across the province, this is exactly where many well-meaning landlords make costly, illegal mistakes.
Getting the order is step one. Enforcing the order is a completely separate process, and it involves a government official you may never have dealt with before: the Court Enforcement Office, also known as the Sheriff.
This guide walks you through exactly what happens after the LTB issues your eviction order, how to file with the Sheriff, what the timeline looks like, and the traps that can land you in serious legal trouble even after you've won your case.
Why You Cannot Enforce the Order Yourself
This surprises a lot of landlords: even with a valid LTB eviction order in hand, you are not allowed to physically remove a tenant yourself. You cannot change the locks. You cannot remove their belongings. You cannot shut off utilities to force them out.
Under the Residential Tenancies Act, 2006 (RTA), section 37 makes it clear that eviction orders can only be enforced by a Sheriff. You can find LTB enforcement forms and guidance on the Landlord and Tenant Board website. If you take matters into your own hands — even the day after the order is issued — you are committing an illegal lockout. The tenant can immediately file a T2 application against you, and the LTB can order you to pay up to 12 months' rent as compensation, plus reinstate the tenancy.
It doesn't matter how frustrated you are. It doesn't matter if the tenant owes thousands in arrears. The law is firm here: only the Sheriff can enforce an eviction order.
This is a key reason why the eviction process often feels longer than landlords expect. If you want to understand the full timeline from start to finish, our guide on how long eviction takes in Ontario breaks it all down.
Step 1: Understand Your Order Type
Before you contact the Sheriff, check what type of order you received from the LTB.
Conditional orders require the tenant to do something (like pay arrears in full) by a specific date. If they comply, the eviction doesn't proceed. If they don't comply, the order becomes enforceable — but you may need to file an L1/L9 Update Form confirming non-compliance before the Sheriff will act.
Unconditional orders (common in N5 behaviour cases, N12 personal use cases, and some arrears cases) take effect on the termination date stated in the order with no conditions.
Read your order carefully. The termination date — the date the tenant is required to vacate — is printed on the document. You cannot file with the Sheriff before that date has passed and the tenant has failed to leave.
Step 2: File with the Court Enforcement Office
Once the termination date has passed and the tenant remains in the unit, you can file your eviction order with the Court Enforcement Office (CEO) in your area. In London and Middlesex County, this is the Middlesex County Sheriff's Office.
What you'll need to bring or submit:
- Original LTB eviction order (the document issued by the Board)
- Completed Direction to Enforce form — this authorizes the Sheriff to act on your behalf; you can obtain this from the court office
- Enforcement fee — as of 2026, the enforcement fee in Ontario is approximately $355 to $400, depending on the enforcement office; confirm the current amount when you file
- If your order was conditional (arrears case with a payment deadline): L1/L9 Update Form confirming the tenant did not pay
You submit these documents in person or by courier to the Court Enforcement Office. Some offices are beginning to accept digital submissions — call ahead to confirm your local office's preferred method.
Step 3: The Sheriff Schedules the Enforcement
Once the Court Enforcement Office accepts your filing, they will contact the tenant with a notice of enforcement. This is a formal warning giving the tenant a final opportunity to vacate voluntarily before the Sheriff attends.
From the time you file, the Sheriff typically schedules enforcement within 7 to 21 business days, though this varies significantly depending on the workload at your local office. In high-volume periods, waits of 4–6 weeks are not unusual.
You cannot rush the Sheriff's schedule. What you can do is stay in communication with the Court Enforcement Office to confirm your file is active and to find out your scheduled enforcement date once it is set.
On enforcement day, the Sheriff attends the property and requires the tenant to leave immediately. They will have a locksmith present (which you typically arrange and pay for in advance — confirm this with your CEO). The Sheriff supervises the locksmith changing the locks while the tenant removes essential personal items.
Step 4: The 72-Hour Rule for Tenant Belongings
Once the unit is secured and the tenant is out, the work isn't completely done. Ontario law gives tenants 72 hours from the moment of enforcement to retrieve any personal belongings left behind.
During this 72-hour window, you must allow the tenant to access the unit to collect their things. You cannot dispose of, sell, or move their belongings during this period. After 72 hours, you may deal with abandoned property according to the RTA — though "dealing with" it still means following reasonable steps, not simply dumping it.
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Practically speaking, this means:
- Leave accessible belongings in place for 72 hours
- Be available or have someone available to let the tenant in during reasonable hours
- Document the unit's condition with photos and video the moment the Sheriff leaves
- After 72 hours, consult a paralegal before disposing of anything of obvious value
Common Mistakes Landlords Make After Getting the Order
These errors happen regularly and they all carry serious legal and financial consequences.
1. Changing the locks before the Sheriff attends
Even on the morning after the termination date, touching the locks without the Sheriff present is an illegal lockout. Wait for enforcement day.
2. Removing or disposing of the tenant's belongings immediately
You must allow the 72-hour retrieval window. Disposing of belongings early — even things that look like garbage — can expose you to a T2 application and damages.
3. Filing with the wrong office or missing documents
The LTB order does not automatically go to the Sheriff. You must actively file it. If your L1/L9 update is missing or your Direction to Enforce is incomplete, the CEO will reject the filing and you'll lose time.
4. Assuming a conditional order is unconditional
If your order says the eviction is void if the tenant pays by a certain date — and the tenant pays — the eviction does not proceed. Treating a conditional order as final when payment was made can expose you to a wrongful eviction claim.
5. Attempting to "negotiate" the tenant out after the order
Once you have an LTB order, your communications with the tenant can become evidence. Offers that could be construed as threats, or any harassment in the post-order period, can complicate enforcement and potentially give the tenant grounds for a counter-application.
How Property Management Can Help
The enforcement process is one area where having experienced support makes a real difference. The filing requirements, the coordination with the Sheriff's office, the locksmith arrangements, the 72-hour access period — each step has details that trip up first-time landlords.
At Prospera Properties, we manage this process for our clients from the moment the LTB order is issued through to the handover of a vacant, documented unit. If you're dealing with an eviction in London, St. Thomas, or Strathroy, you don't have to navigate the Sheriff's office alone.
Related Reading
If you're at an earlier stage in the eviction process, these guides cover what leads up to enforcement:
- How to File an L1 Application with the LTB After Serving an N4
- How to Prepare for an LTB Hearing in Ontario
- The Full Ontario Eviction Process Explained
Frequently Asked Questions
Can I change the locks myself once the termination date has passed?
No. Even after the termination date on the LTB order, only the Sheriff can physically enforce the eviction. Changing the locks yourself — at any point before the Sheriff attends — is an illegal lockout under the RTA and can result in significant financial penalties, including being ordered to pay the tenant up to 12 months' rent.
How long does it take for the Sheriff to schedule enforcement after I file?
Most Court Enforcement Offices in Ontario schedule enforcement within 7 to 21 business days of a completed filing, though this varies by location and workload. In London's Middlesex County Sheriff's Office, plan for roughly 2–4 weeks as a realistic estimate. There is no way to expedite the Sheriff's schedule.
Do I need a paralegal or lawyer to file with the Sheriff?
You do not legally need a paralegal to file with the Court Enforcement Office — landlords can file directly. However, given the strict document requirements and the consequences of errors, many landlords find it worthwhile to have a licensed paralegal review the filing, especially if the order was conditional.
What happens to the tenant's belongings after enforcement?
Once the Sheriff enforces the order and secures the unit, the tenant has 72 hours to return and retrieve their belongings. After that window closes, you may deal with abandoned property under the RTA — but you should consult a paralegal before disposing of anything of apparent value to avoid a subsequent T2 claim.
What if the tenant refuses to leave when the Sheriff attends?
The Sheriff has the legal authority to require the tenant to vacate immediately on enforcement day. If the tenant refuses or becomes confrontational, the Sheriff can involve police. The Sheriff's attendance is legally binding — a tenant cannot legally refuse to leave once the Sheriff is executing the order.
Can the tenant stop the enforcement at the last minute?
A tenant can file an urgent stay of the eviction order with the LTB before the enforcement date if they have new grounds (for example, they paid the full arrears). If a stay is granted, the LTB will notify you and enforcement must pause. If no stay has been granted and the order stands, enforcement proceeds as scheduled.
The Bottom Line
Winning at the LTB is a significant step — but the eviction isn't complete until the Sheriff has attended and the unit is secured. The post-order process has its own rules, its own paperwork, and its own timeline that landlords need to respect.
Take the time to file correctly with the Court Enforcement Office, plan for the 72-hour retrieval window, and don't take any shortcuts. One illegal lockout can wipe out months of legitimate legal work and cost you far more than the original arrears.
If you'd rather have experienced professionals manage this entire process — from serving the first notice through to turnover — reach out to Prospera Properties. We handle the paperwork, the scheduling, and the documentation so you don't have to.