The most common question landlords ask after a tenancy goes wrong is: how long is this going to take?
The honest answer is longer than you want. Ontario's eviction process is deliberately designed to protect tenants from being removed quickly or without due process. That's the law. You can find current LTB filing fees and forms on the Landlord and Tenant Board website. But for a landlord dealing with unpaid rent, property damage, or illegal activity, the timeline can feel brutal.
This post breaks down exactly how long each stage takes, what can speed things up, what will definitely slow them down, and where most landlords lose time they didn't have to lose.
The Short Answer: Minimum 2 Months, Often 4–6 Months or More
If everything goes perfectly — your paperwork is right, the tenant doesn't dispute, the Landlord and Tenant Board (LTB) schedules you quickly, and the sheriff enforces promptly — you're looking at roughly 60–90 days from the moment you serve notice.
In practice, most contested evictions take 4–6 months. Complex cases, adjournments, or tenant appeals can push that to 8–12 months. The LTB's current backlog is a real factor, and it varies significantly depending on region and case type.
Here's how the timeline breaks down stage by stage.
Stage 1: Serving the Notice (Day 0)
Before you can file anything with the LTB, you must serve the tenant with the appropriate notice. The notice type — and the waiting period attached to it — depends on why you're evicting.
Common notice forms and their waiting periods:
- N4 (non-payment of rent): 14 days for monthly tenants before you can file. If the tenant pays everything owed within that window, the notice is void.
- N5 (property damage, interference, overcrowding): First notice gives the tenant 7 days to stop the behaviour. If they fix the problem, you can't file. If you're serving a second N5 within 6 months, there's no cure period.
- N8 (persistently late rent or other grounds after notice period): 60 days' notice, and only terminates at the end of a rental period.
- N12 (landlord's own use): 60 days' notice, terminates at end of rental period. Tenant is entitled to one month's rent compensation.
- N13 (demolition or renovation): 120 days' notice, terminates at end of rental period.
Serving the notice correctly matters. Improper service can invalidate the entire process. You can serve by hand delivery, mail (adding 5 days for delivery), or by other methods allowed under the Residential Tenancies Act. Keep proof of service — you'll need it.
For a deep dive on specific notice forms, see our posts on serving an N4 notice in Ontario and serving an N5 notice in Ontario.
Stage 2: Filing with the LTB (After the Notice Period Expires)
Once the notice period runs out and the tenant hasn't complied or vacated, you can file an application with the LTB.
For non-payment of rent: You file an L1 application. Filing fee is currently $201 online or $186 by mail/in person (fees are subject to change — confirm at the LTB website).
For other eviction grounds: You file an L2 application.
Filing itself takes a day. What happens next is where the clock really starts to stretch.
Stage 3: Waiting for a Hearing Date (4–12 Weeks)
After you file, the LTB schedules a hearing. This is where Ontario landlords run into the biggest delays.
Current wait times for LTB hearings depend heavily on:
- Case type: Non-payment of rent cases (L1) are generally scheduled faster than other eviction types because they're higher volume and more straightforward.
- Region: LTB hearing wait times differ across Ontario. In some areas you might get a hearing in 4–6 weeks; in others, 10–12 weeks is common. Parts of the province that were badly backlogged during and after the COVID-era moratorium are still catching up.
- Dispute resolution stream: Some cases go to mediation first. If you and the tenant reach a payment plan or settlement, this can resolve things faster — but it can also extend the process if you then need to return for enforcement.
During this waiting period, the tenancy continues. The tenant remains in the unit. Rent continues to accrue (and if they're not paying, arrears continue to grow).
Stage 4: The Hearing
At the hearing, both you and the tenant present your case before an LTB adjudicator. The adjudicator may:
- Issue an eviction order on the spot (or shortly after)
- Adjourn to a later date (common if new evidence is introduced or the tenant needs accommodation)
- Issue a conditional order (for example, a "pay-and-stay" order where the tenant keeps the unit if they pay arrears by a set date)
Adjournments add time. Tenants can request an adjournment, and adjudicators frequently grant them — particularly if the tenant claims they weren't properly served or needs time to get legal representation. Each adjournment typically adds 2–6 weeks to your timeline.
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If the adjudicator issues an eviction order, it will include a termination date — typically 11 days from the order for non-payment cases, or a later date for other grounds.
For an in-depth look at what to expect during the process, see our complete guide to the Landlord and Tenant Board in Ontario.
Stage 5: The Tenant's Right to Review or Appeal
After an eviction order is issued, a tenant has 30 days to file a review request with the LTB or appeal to Divisional Court. Most tenants don't do this, but it's a possibility that can further extend your timeline.
If a stay is granted during a review, the eviction order is paused and the tenant stays in the unit while the review proceeds.
Stage 6: Enforcement by the Sheriff (1–8 Weeks After the Order)
Even after you have an eviction order in hand, you cannot personally remove the tenant or their belongings. Only a Court Enforcement Officer (sheriff) can physically execute the eviction.
To enforce, you must:
- File a Request to Enforce with the LTB to get a Writ of Possession
- File the Writ with the local sheriff's office and pay the enforcement fee (currently around $450–$500, fees vary)
- Wait for the sheriff to schedule the eviction
Sheriff scheduling adds another 1–4 weeks in most regions, and longer in busy periods (summer and end of month are peak times). The sheriff will give the tenant notice of the enforcement date. On that day, they supervise the lockout.
You are responsible for immediately securing the unit and handling any abandoned belongings according to the rules in the Residential Tenancies Act.
What Makes Evictions Take Longer
These are the most common reasons an eviction stretches past 6 months:
1. Errors in the notice or application. A wrong date, wrong address, or missing information can cause the LTB to dismiss your application. You start over from scratch.
2. Improper service. If you can't prove the tenant received the notice, the hearing gets adjourned or thrown out.
3. Tenant disputes the eviction. Any dispute — even one that ultimately fails — adds time. Tenants can raise defences like the unit being in disrepair, or that the landlord violated their rights.
4. "Pay-and-stay" orders. In non-payment cases, adjudicators often give tenants a chance to pay all arrears plus costs by a set date. If the tenant pays, the eviction is void. If they don't, you need to file again to void the payment plan and get enforcement.
5. LTB backlog. The board's capacity is real and regional. You have no control over this.
6. Sheriff delays. Enforcement wait times can extend significantly at busy times of year.
What Can Speed Things Up (Realistically)
You can't make the LTB move faster, but you can avoid losing unnecessary time:
- Get your paperwork right the first time. Use the correct notice form. Fill it out completely. Serve it properly. Keep proof.
- File immediately when the notice period expires. Don't wait — every day you delay is a day added to the back end.
- Show up prepared. Bring all documentation: the lease, rent payment records, any written communication, photos, the original notice, and proof of service.
- Respond promptly to any LTB correspondence. Missed deadlines can result in your application being dismissed.
- Don't negotiate informally without protecting yourself. If you offer a payment plan, do it through a mediated LTB settlement, not a handshake. Handshake deals don't give you enforcement rights if the tenant breaks the agreement.
Realistic Timelines at a Glance
| Scenario | Estimated Timeline |
|---|---|
| Uncontested N4, tenant doesn't pay or vacate | 8–12 weeks |
| Non-payment with tenant dispute or adjournment | 4–6 months |
| Own use eviction (N12), no dispute | 4–5 months |
| Contested eviction with multiple adjournments | 6–10 months |
| Appeal to Divisional Court | 12+ months |
These are general estimates. Your actual timeline will depend on your region, the LTB's current backlog, and how the tenant responds.
Key Takeaways
- Minimum realistic timeline is 60–90 days if nothing goes wrong and the case is uncontested.
- Most contested evictions run 4–6 months. Budget for this mentally and financially.
- Every mistake in paperwork or service resets the clock. Get it right the first time.
- Sheriff enforcement is the final step and adds time — even after you win the hearing, you're not done.
- You cannot evict a tenant yourself. Lock-outs, removing belongings, or cutting utilities are illegal under the Residential Tenancies Act and will get you in serious trouble at the LTB.
The eviction process in Ontario is slow by design. The best way to manage it is to start it correctly, move through each step without delay, and document everything.
If you'd rather not navigate this alone, Prospera Properties manages rental properties in London, St. Thomas, and Strathroy — including handling tenant issues, LTB filings, and the full eviction process when it comes to that. Reach out if you want a property manager who knows how this works.