Evicting a tenant in Ontario is one of the most challenging things a landlord will face. The Residential Tenancies Act heavily favours tenant protections — which is fine — but it means a single procedural misstep can void your notice and force you to start over from scratch.
Here's an honest, plain-language walkthrough of how eviction works in Ontario, what each stage involves, and how to avoid the mistakes that drag the process out.
You Cannot Just "Kick Someone Out"
Let's start with the basics: in Ontario, a landlord cannot unilaterally end a tenancy. You cannot change the locks, shut off utilities, remove the tenant's belongings, or pressure them to leave. Doing any of these things is illegal under the RTA and can result in significant penalties at the Landlord and Tenant Board.
Every eviction must go through the LTB process — no exceptions.
Valid Reasons to Evict a Tenant
You can only evict for reasons recognized under the RTA. The most common are:
- Non-payment of rent (most common — covered in our N4 notice guide)
- Persistent late payment of rent
- Illegal activity in the unit or building
- Causing damage to the property
- Disturbing other tenants or landlord
- Owner or immediate family moving in (N12)
- Landlord intends to demolish or convert the unit (N13)
- Tenant misrepresented income in a rent-geared-to-income unit
Each reason uses a different Notice to Terminate. Serving the wrong form, or using the wrong reason, can result in dismissal at the LTB.
Step 1: Serve the Correct Notice
Every eviction starts with a written notice served to the tenant. The form you use depends on the reason:
| Reason | Form | Notice Period |
|---|---|---|
| Non-payment of rent | N4 | 14 days |
| Persistent late payment | N8 | 60 days (end of term) |
| Damage to property | N5 | 20 days (or 7 days if second N5 in 6 months) |
| Illegal activity | N6 | 10 days |
| Interference with others | N5 | 20 days |
| Owner moving in | N12 | 60 days (end of term) |
All notices must be served by an approved method: in person, in the mailbox, under the door, or by courier. Email is not an approved method unless the tenant has specifically agreed to it in writing.
Fill out every field correctly. The wrong date, wrong amount, or wrong address has killed many an eviction application.
Step 2: Wait Out the Notice Period
This part tests your patience. During the notice period, the tenant has the opportunity to fix the problem (for N4, N5) or simply wait out the period.
For an N5 (damage or disturbance), if the tenant corrects the issue within 20 days, the notice is void and you cannot file with the LTB. If they do it again within 6 months, you can serve a second N5 — this time they cannot void it.
For an N4 (non-payment), if the tenant pays everything owed in full before the 14 days are up, the notice is void. Do not accept partial payment during this period.
Step 3: File an Application with the LTB
If the notice period passes without resolution, you file an application with the Landlord and Tenant Board:
- L1 — Eviction for non-payment of rent
- L2 — Eviction for all other reasons
Filing is done online through the LTB's e-File portal. The current fee is around $201 for most applications. Keep a copy of everything you submit.
The LTB will then schedule a hearing. Depending on the region and current backlog, this can take anywhere from 6 weeks to 4+ months. London and Strathroy generally see shorter timelines than the GTA, but expect at least 6–10 weeks.
Landlord Insights
Get practical tips for Ontario landlords — delivered free.
Step 4: The LTB Hearing
At the hearing, both you and the tenant present your case before an adjudicator. You'll want to bring:
- A copy of the signed lease
- All notices you served (with proof of service)
- Evidence of the issue (rent ledger, photos, emails, text messages, noise complaints)
- Any written communication between you and the tenant
The tenant may raise defences — including claims about the condition of the unit. If your property has any outstanding maintenance issues, the adjudicator may consider that context. Stay on top of repairs.
If the adjudicator finds in your favour, they'll issue an Eviction Order — typically giving the tenant 11 days to vacate voluntarily. For more on what to expect, see our guide to preparing for an LTB hearing.
Step 5: Enforcement
If the tenant does not leave by the date on the eviction order, you cannot remove them yourself. You must contact the Court Enforcement Office (Sheriff) to enforce the order. There's a fee for this, and wait times vary by region — sometimes another few weeks.
Once the Sheriff carries out the eviction, you can re-enter and change the locks.
What a Realistic Timeline Looks Like
For a straightforward non-payment eviction:
| Stage | Time |
|---|---|
| Serve N4 | Day 1 |
| N4 period expires | Day 15 |
| File L1 application | Day 16 |
| LTB hearing | ~Day 60–90 |
| Eviction order issued | Day 90–100 |
| Tenant leaves voluntarily | Day 101–111 |
| Sheriff enforcement (if needed) | Day 120–140+ |
Roughly 3–5 months from first missed rent to vacant unit. For other eviction types, it's often longer.
Tips to Protect Yourself
- Document everything — every text, email, call, and visit. If it's not written down, it didn't happen at the LTB.
- Never accept partial payment after an N4 — it voids the notice and you start over.
- Photograph the unit before and after tenancy. A timestamp and metadata trail is useful evidence.
- Keep up with repairs. A landlord who ignores maintenance requests is at a disadvantage at any LTB hearing.
- Stay calm. Emotional landlords often say or do things that hurt their case.
When It Makes Sense to Get Help
The LTB process has a lot of moving parts, and a procedural error at any stage can cost you months of additional time and lost rent. Many London and St. Thomas landlords — especially those managing a handful of properties — find that having someone handle this process for them is well worth the cost.
Frequently Asked Questions
How long does it take to evict a tenant in Ontario for non-payment of rent?
A straightforward non-payment eviction typically takes 3–5 months from the first missed rent to a vacant unit. The N4 notice period is 14 days, LTB hearings are usually scheduled 6–10 weeks after filing, and if the tenant doesn't leave voluntarily after an eviction order, Sheriff enforcement can add several more weeks.
What form do I use to evict a tenant for non-payment of rent?
Start with an N4 (Notice to End a Tenancy Early for Non-payment of Rent), which gives the tenant 14 days to pay in full. If they don't pay or vacate within that period, file an L1 application with the Landlord and Tenant Board. Using the wrong form or entering incorrect dates or amounts can result in dismissal.
Can I accept partial rent after serving an N4 notice?
No. If you accept even a partial payment after serving the N4, the notice is automatically voided and you must start the process over. Only accept payment in full during the 14-day period if you intend to let the tenant stay.
Can a landlord evict a tenant in Ontario without going through the LTB?
No. Every eviction in Ontario must go through the Landlord and Tenant Board. You cannot change the locks, remove belongings, shut off utilities, or otherwise force a tenant out — even with a valid reason. Doing so is an illegal lockout under the RTA and can result in penalties against you.
What happens if a tenant doesn't leave after an LTB eviction order?
You cannot remove them yourself. You must file the eviction order with the Court Enforcement Office (Sheriff's office) and pay the enforcement fee. The Sheriff will then schedule and carry out the physical eviction. Wait times for Sheriff enforcement vary by region but can add several weeks to the overall timeline.
Can a tenant stop an eviction at the LTB hearing?
Yes. For non-payment evictions, a tenant can pay all rent owed at or before the hearing to void the eviction order — this is sometimes called "paying into the board." The LTB may also issue a conditional order giving the tenant a final opportunity to pay on a specific schedule, with eviction triggered automatically if they default.
Prospera Properties manages the eviction process from end to end for our clients: serving notices correctly, preparing documentation, filing with the LTB, and representing your interests at hearings. If you're heading into a difficult situation with a tenant, reach out to us — even a quick conversation can save you costly mistakes.