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Your tenant hasn't paid rent. A week has passed. They're not responding to texts. You're wondering what you can legally do — and what you can't.
This guide walks you through the entire process, from the first missed payment to Sheriff enforcement, in plain language. No jargon, no guesswork.
Step 1: Confirm the Non-Payment and Document It
Before anything else, verify that rent is actually missing. Check your bank account. Confirm the due date in the lease. Make sure no payment is in transit.
Then contact the tenant. A brief, neutral message works: "I haven't received rent for [month]. Please let me know the status."
Send it by text and email so you have written proof. Note the date and time you sent it, and save any response.
Most late payments are banking errors or forgotten transfers. A quick message resolves the majority of cases within 24-48 hours. But if there's no response and no payment, move to the next step immediately.
Do not wait. In Ontario, there is no legal grace period. Rent is late the moment it's past the due date.
Step 2: Serve an N4 Notice
The N4 — Notice to End a Tenancy Early for Non-payment of Rent — is the starting document for every rent arrears eviction in Ontario. You can serve it on day 1 of non-payment.
The N4 must state:
- The total amount owed (rent + any NSF fees allowed by the lease)
- The termination date (14 days after the tenant receives the notice for monthly tenancies)
During the 14-day window, the tenant has the right to pay everything owed in full and void the notice. If they pay in full, the tenancy continues as normal.
If they don't pay — or pay only part — you can file with the Landlord and Tenant Board.
How to serve the N4:
- In person (hand it directly to the tenant)
- Mail to the rental unit (add 5 days to the timeline for mail delivery)
- Leave it in the mailbox or slide it under the door
- Email if the tenant previously agreed to email service in writing
Keep a copy of the notice and a record of how and when you served it. A Certificate of Service is not required for N4s, but a written record protects you if the tenant later claims they never received it.
For the complete rules on serving notices correctly, read our guide on how to serve notice in Ontario. Getting service wrong can void the notice entirely.
You can download the N4 from the LTB website.
Step 3: Wait the 14 Days
Do not file with the LTB before the 14-day period expires. Filing too early will result in the application being dismissed.
Use this time to:
- Keep records of any communications with the tenant
- Note whether they've contacted you about payment
- Document any partial payments (accept them only if you understand the implications — see below)
Be careful with partial payments. If a tenant pays part of what they owe, you can accept it and it reduces the balance. But accepting a partial payment does not void the N4 or eliminate your right to file an L1 for the remaining balance. Document partial payments clearly and track the running total of arrears.
Step 4: File an L1 Application
If the 14 days pass and the tenant has not paid in full, you file an L1 application with the LTB.
The L1 is an application for:
- Eviction for non-payment of rent, AND
- Payment of the rent arrears plus the $201 filing fee (online; $186 in-person as of 2026)
You file through the LTB online portal, either online or at a Service Ontario location. You will need:
- A copy of the N4
- A rent ledger showing all payments and missed payments
- The lease agreement (recommended)
- Proof of service of the N4
After filing, the LTB will schedule a hearing and send a Notice of Hearing to both you and the tenant.
Step 5: Prepare for the LTB Hearing
In London and the surrounding area (Middlesex, Elgin, Lambton counties), the LTB typically schedules L1 hearings 8 to 14 weeks from the date of filing. Most are held by video conference.
At the hearing, an adjudicator will:
- Confirm the amount owing
- Hear from both sides
- Decide whether to issue an eviction order and/or a payment order
Even when the tenant doesn't dispute the arrears, the adjudicator still reviews the circumstances before issuing an order. Under RTA Section 83, they have discretion to delay or refuse eviction if they find it would cause serious hardship — though this rarely overrides a clear record of non-payment.
Read our LTB hearing preparation guide before your hearing date.
What to bring:
- Printed copies of all documents (even for video hearings)
- Your rent ledger, organized by month
- Any communications with the tenant about the arrears
- Your N4 and proof of service
- The L1 and any LTB correspondence
Step 6: The LTB Order
If the adjudicator rules in your favour, they will issue a combined order that:
- Requires the tenant to pay the full amount owing by a specific date (often 11 days from the order)
- Terminates the tenancy and authorizes eviction if the amount is not paid
The 11-day void period: If the tenant pays everything owed (arrears + the filing fee) within 11 days of the order being issued, the eviction is voided and the tenancy continues. This is built into every L1 order.
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If the tenant doesn't pay within 11 days, the order becomes enforceable.
For what happens if the tenant doesn't show up to the hearing at all, see our guide on LTB default orders.
Step 7: Enforcement — The Sheriff
Once the order is enforceable, you must apply to the Court Enforcement Office (Sheriff) in your area to have it carried out. In the London area, this is the Middlesex County Sheriff.
You file the LTB order with the Sheriff and pay the enforcement fee (currently around $385 in London). The Sheriff's office will schedule a date to attend the property and oversee the tenant's removal.
In London and area, Sheriff enforcement typically takes 4 to 8 weeks from filing. The Sheriff gives the tenant a final notice before attending.
You cannot remove the tenant yourself. You cannot change the locks, remove belongings, or cut utilities to force them out. Doing any of these things is an illegal lockout under the RTA, and the tenant can file a T2 application that could result in substantial damages against you.
For the full enforcement process, read our guide on enforcing an eviction order in Ontario.
What About a Consent Order or Payment Plan?
At the LTB hearing, the tenant may propose a payment plan — paying the arrears over several months while continuing to live there. You can agree or refuse.
If you agree, the terms become a consent order, which has the same legal force as a litigated ruling. If the tenant then misses a payment, you can file an L4 application to enforce the order — often without a new hearing.
Payment plans can work when:
- The tenant has a credible explanation for the arrears (sudden job loss, medical emergency)
- They have a track record of paying before this incident
- The arrears are limited (one or two months)
They're a higher risk when arrears have been building for months or the tenant has a pattern of late payments.
You are never required to accept a payment plan. The decision is yours.
What NOT to Do
If your tenant stops paying rent, you cannot:
- Change the locks or prevent access
- Cut off heat, electricity, or water
- Remove the tenant's belongings
- Threaten or harass the tenant
- Enter the unit without proper notice (24 hours written notice except for emergencies)
All of these actions are illegal under the RTA. A tenant who experiences any of them can file a T2 application and recover damages, rent abatement, and in serious cases, up to $25,000 in penalties from the LTB.
How Long Does the Whole Process Take?
In the London area (Middlesex County):
- N4 served → 14 days to pay
- L1 filed → hearing in 8–14 weeks
- Order issued → 11 days to pay or void
- Sheriff enforcement → 4–8 weeks from filing
From first missed payment to Sheriff removing a non-paying tenant: typically 5 to 6 months when everything goes smoothly. That timeline underlines why you should serve the N4 at the first missed payment, not the third.
For a full breakdown, read how long eviction takes in Ontario.
The Importance of a Clean Paper Trail
Every step of this process depends on documentation. Your rent records need to clearly show:
- Each month's rent due date and amount
- The date each payment was received
- Any months with no payment recorded
- Any partial payments and the remaining balance
An adjudicator at the LTB will review your ledger. A clean, organized record speeds up the hearing. A messy or incomplete one can raise doubts and delay the order.
Frequently Asked Questions
Can I evict a tenant immediately for not paying rent? No. Ontario law requires you to follow the formal process: N4 notice → 14-day wait → L1 application → LTB hearing → order → Sheriff enforcement. There are no shortcuts.
Can I accept a partial rent payment and still file an L1? Yes. Accepting a partial payment reduces the arrears balance but does not void the N4 or prevent you from filing an L1 for the remaining amount.
What if the tenant pays just before the hearing? If the tenant pays everything owed (including the $201 filing fee) before the hearing, the LTB will typically dismiss or not issue an eviction order. Payment in full at any point before an eviction order is enforced resolves the matter.
What happens if the tenant doesn't show up to the hearing? The adjudicator can still issue an order based on your evidence. This is called a default order. The tenant can apply to set it aside if they had a good reason for missing the hearing, but the standard is fairly high. Read our LTB default order guide.
Can I keep the last month's rent deposit? Yes — but only to cover the final month of the tenancy, not to offset arrears from earlier months. The deposit cannot be applied until the last period of tenancy. Read our guide on what landlords can deduct from last month's rent.
What if the tenant is on a fixed-term lease that expires during the process? The process is the same. A fixed-term lease expiring during an eviction application doesn't end the tenancy — the tenancy converts to month-to-month until the LTB order is enforced.
My tenant hasn't paid in three months. Is it too late to start? No. Serve the N4 immediately. The amount on the N4 should reflect all outstanding arrears. The sooner you start the formal process, the sooner the LTB can issue an order.
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Tenant stopped paying rent? Here's exactly what to do in Ontario — step by step, from N4 to Sheriff. The process takes time, but only if you start it on day one. 👇 [link]
Prospera Properties manages rent collection, arrears documentation, and LTB filings for small landlords across London, St. Thomas, and Strathroy. If you're dealing with a non-paying tenant and want someone to handle the process for you, reach out to our team.