N4 Notice Ontario: How to Properly Serve a Non-Payment of Rent Notice

The N4 Notice to End a Tenancy Early for Non-payment of Rent is the official Ontario LTB form that landlords must serve when a tenant fails to pay rent. It is the mandatory first step in the eviction process for non-payment — you cannot file at the Landlord and Tenant Board without it — and getting it wrong, even by a small amount, voids the notice and forces you to start over from scratch.

If your tenant hasn't paid rent in London, St. Thomas, Strathroy, or anywhere else in Ontario, this is where the legal process begins. Here's everything you need to know to do it correctly.

What the N4 Is and What It Does

The N4 is a formal legal notice under Ontario's Residential Tenancies Act, 2006 (RTA). Serving an N4 tells the tenant two things:

1. You are claiming a specific amount of unpaid rent
2. They have 14 days to pay the full amount — or vacate the unit

If the tenant pays the full amount on the N4 within 14 days, the notice is void and the tenancy continues as normal. If they don't pay and don't move out, you can file an L1 application (Application to Evict a Tenant for Non-payment of Rent and to Collect Rent the Tenant Owes) at the Landlord and Tenant Board.

The N4 does not evict anyone on its own. It is a legal prerequisite — a required step — before you can apply for an eviction order.

When Can You Serve an N4?

You can serve an N4 as soon as rent is overdue. There is no mandatory waiting period — if rent was due on the 1st of the month and it's now the 2nd, you can legally serve the notice.

A few important qualifications:

• You can only claim rent that is actually overdue. You cannot include future rent that hasn't come due yet.
• The amount must be precise. The N4 requires you to list the exact amount of rent owed, broken down by rental period. If you get this amount wrong — even slightly — the notice is void.
• You cannot serve an N4 for other charges. The N4 is for rent only. You cannot include NSF fees, late payment charges, or damage claims. Those would require a separate L2 application.

How to Fill Out the N4 Correctly

The N4 form is available at the LTB website or through the Tribunals Ontario portal. It requires the following information:

Section 1 — Tenant and landlord information Fill in the full legal names of all tenants on the lease, the full address of the rental unit, and your name and contact information as the landlord or property manager.

Section 2 — Termination date The N4 requires a termination date. For most monthly tenancies, this must be at least 14 days after the date you serve the notice. For daily or weekly tenancies, the minimum is 7 days. The date must also land on the last day of a rental period — for a month-to-month tenancy, that means the last day of the month.

Section 3 — Amount of rent owed This is where many landlords make mistakes. You must list each rental period where rent is outstanding, the rent amount due for that period, the amount the tenant paid (if partial), and the balance outstanding. The total must be exact.

Example: If rent is $1,800/month, due on the 1st, and your tenant paid $800 in March and nothing in April, you would list:

• March 1 to March 31: $1,800 due, $800 paid, $1,000 outstanding
• April 1 to April 30: $1,800 due, $0 paid, $1,800 outstanding
• Total: $2,800

Do not estimate. Pull your rent records and calculate the exact balance.

Section 4 — Signature Sign and date the notice. If you're using a property management company like Prospera Properties, they sign on your behalf as the authorized agent.

How to Serve the N4

Serving the N4 incorrectly can also invalidate it. Under the RTA, acceptable service methods include:

• In person — hand it directly to the tenant
• By mail — first-class mail to the rental unit address; add 5 days to the termination date to account for mail delivery
• Under the door — slipping it under the door of the rental unit
• Email or fax — only if the tenant has agreed in writing to receive documents this way

Do not email unless you have written confirmation from the tenant that they consent to electronic service. This is a common mistake. If you can't confirm written consent, serve in person or under the door and document the date and time.

Keep a copy of the N4 for your records, and note the date and method of service. You will need this information if you later file an L1 at the LTB.

The 14-Day Voiding Period

After you serve the N4, the tenant has 14 days to pay the full amount claimed. If they pay the full amount, the notice is void — the tenancy continues, and you cannot proceed with the LTB application.

A few nuances:

• Partial payment does not void the notice. If the tenant pays $500 of a $2,800 balance, the notice remains valid.
• The voiding amount is fixed at the time of service. If additional rent comes due during the 14-day period, the tenant only needs to pay what was on the N4 to void it. However, you can serve a new N4 for the additional amount.
• If the tenant moves out within 14 days, you can still apply to the LTB to collect the rent owing, even though the eviction is no longer needed.

Step-by-Step: From N4 to LTB Hearing

Here is the complete process when a tenant in Ontario does not pay rent:

1. Rent becomes overdue. Confirm in your records the exact amount outstanding.
2. Fill out the N4 accurately. List the correct rental periods, amounts due, amounts paid, and balance outstanding.
3. Set the termination date. At least 14 days after service, landing on the last day of a rental period.
4. Serve the N4 using an acceptable method under the RTA. Document the date and method.
5. Wait 14 days. If the tenant pays the full amount, the notice is void. If not, proceed.
6. File an L1 application at the Landlord and Tenant Board via the Tribunals Ontario online portal. Attach a copy of the N4 and your rent ledger.
7. Pay the L1 filing fee. Currently $201 for online filing (verify the current fee at the LTB website).
8. Receive a Notice of Hearing. The LTB will schedule a hearing date and notify both you and the tenant.
9. Attend the hearing. Bring your lease, the N4, proof of service, and a complete rent ledger showing all payments and arrears.
10. Receive the order. If the LTB issues an eviction order, the tenant typically has 11 days to pay or vacate.

In London, St. Thomas, and Strathroy, LTB hearing timelines vary — the board has faced significant backlogs. File your L1 as soon as the 14-day voiding period expires to get into the queue.

Common N4 Mistakes That Can Set You Back Months

Prospera Properties regularly assists landlords who come to us after a voided notice, having to restart the process. These are the most common mistakes:

• Wrong amount on the N4. Including future rent, adding NSF fees, or miscalculating partial payments will invalidate the notice.
• Termination date on the wrong day. The date must be at least 14 days after service and must land on the last day of a rental period. A termination date of April 25 on a month-to-month tenancy is invalid; it should be April 30.
• Improper service. Leaving it with a roommate or slipping it under the door of a common hallway (rather than the rental unit itself) can be challenged.
• Including non-rent charges. The N4 is rent only. Including a cleaning fee or damage claim will void the notice.
• Not keeping proof of service. If the tenant challenges whether they received the notice, you need evidence.

What Happens If You Get It Wrong

If the tenant disputes the N4 at the LTB — citing an incorrect amount, wrong termination date, or improper service — the adjudicator may dismiss the application and require you to start over. That typically means another month or more before you can get a new hearing date.

In a non-payment situation where a tenant owes thousands in arrears, that delay is costly. Getting the N4 right the first time is worth the extra care.

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SOCIAL CAPTION

Ontario landlords: the N4 notice is step one in any non-payment eviction — and getting it wrong can cost you months. Here's exactly how to fill it out and serve it correctly. Full guide at link in bio.

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Frequently Asked Questions

How long does a tenant have to pay after receiving an N4? A tenant in Ontario has 14 days from the date of service of the N4 to pay the full amount owing. If they pay the full amount within that period, the notice is void and the tenancy continues. If they do not pay or vacate, the landlord can file an L1 application at the Landlord and Tenant Board.

Can I serve an N4 the day after rent is due? Yes. There is no mandatory waiting period under the Residential Tenancies Act. If rent was due on the 1st and has not been paid by the 2nd, you can serve the N4 on the 2nd.

What if I get the amount wrong on the N4? If the amount on the N4 is incorrect — either too high or too low — the notice may be void. The LTB takes the accuracy of N4 amounts seriously. Always calculate the balance from your rent records and double-check before serving.

Can I include late fees or NSF fees on the N4? No. The N4 is strictly for unpaid rent. Late payment fees, NSF cheque fees, utility costs, and damage claims cannot be included on an N4. If the tenant owes these amounts, you can pursue them through a separate L2 application or small claims court.

What happens after the 14-day period if the tenant doesn't pay? You file an L1 application at the Landlord and Tenant Board. Include a copy of the N4, proof of service, and a rent ledger. The LTB will schedule a hearing, after which an adjudicator can issue an eviction order and a monetary order for the arrears.

What if additional rent comes due while I'm waiting out the 14-day period? The original N4 is only for the amount listed on it. If additional rent becomes overdue during the 14 days, the tenant only needs to pay the amount on the N4 to void it. You can serve a new N4 for the additional amount — or include it in your L1 application and update the arrears amount at the hearing.

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Need help with a non-payment of rent situation? Prospera Properties handles this for landlords across London, St. Thomas, and Strathroy. Get in touch at /contact or call (519) 697-1227.