How a Landlord Legally Evicts a Tenant in Ontario: From the N4 Notice to the Sheriff

Step 1: Identify your legal ground and pick the right notice form

Many landlords come to me asking “how do I get them out?” — but legal eviction does not start with removal. It starts with choosing the correct reason and the matching notice form. Ontario assigns a specific N-form to each ground, and using the wrong form or wrong dates is one of the most common reasons applications get dismissed at the LTB, forcing you to start over.

• N4 — non-payment of rent (the most common).
• N5 — damage, interference with reasonable enjoyment, or overcrowding.
• N6 — illegal act or business, or misrepresenting income (subsidized housing).
• N7 — wilful serious damage, impaired safety, or serious interference in a small building.
• N8 — persistent late payment of rent and other end-of-term grounds.
• N12 — landlord’s, a family member’s, or a purchaser’s own use.
• N13 — demolition, major repairs requiring vacant possession, or conversion to non-residential use.

Step 2: Serve a compliant notice and give the full legal notice period

The notice must be on the official LTB form, state the address, the reason, and the termination date, and be served properly. Each ground carries its own notice period. According to Tribunals Ontario, common ones include:

• N4 (non-payment): a monthly tenant gets 14 days to pay — if they pay everything owed within that window, the notice is void.
• N5 (damage/interference/overcrowding): 20 days for a first notice, with a 7-day chance to correct the behaviour.
• N8 (end-of-term grounds): 60 days for a monthly tenancy.
• N12 (own use / purchaser’s use): 60 days.
• N13 (demolition/repair/conversion): 120 days.

A critical point: serving a notice does not give you the right to remove the tenant. If the tenant corrects the problem in time (for example, pays the rent owed), the tenancy continues and you cannot evict on that notice.

Step 3: If the tenant does not comply, file an application with the LTB (L1 vs L2)

If the notice period expires and the tenant has not corrected the issue or moved out, the next step is a formal application to the LTB — not self-help. According to Tribunals Ontario:

• For non-payment (after an N4): file an L1 — “Application to Evict a Tenant for Non-payment of Rent and to Collect Rent the Tenant Owes.”
• For every other ground (after N5, N6, N7, N8, N12, or N13): file an L2 — “Application to End a Tenancy and Evict a Tenant or Collect Money.”

Applications are filed through the Tribunals Ontario Portal (TOP) and require a filing fee. Most applications have a deadline (generally within 30 days of the termination date), although N4/L1 non-payment applications are not subject to that 30-day limit. An N12 application usually also requires an affidavit from the person who intends to move in.

Step 4: Attend the hearing and obtain the LTB order

Once you file, the LTB schedules a hearing — by video, telephone, in writing, or in person. Both landlord and tenant can present evidence. As the landlord, come prepared with the notice, proof of service, the lease, and your records (rent ledger, photos of damage, etc.).

After the hearing, an LTB adjudicator issues a written order. It may dismiss the application, grant a conditional order (for example, the tenant can stay if they pay the arrears), or issue an eviction order. Remember: even an eviction order only means you are legally permitted to evict — it does not authorize you to do it yourself.

This is where landlords get into the most serious trouble. Even holding an LTB eviction order, if the tenant has not left by the date in the order, you cannot change the locks, remove the tenant, or move out their belongings yourself. According to Tribunals Ontario, “an eviction order can only be enforced by the Court Enforcement Office of the Superior Court of Justice (also called the ‘Sheriff’s Office’).”

The correct step is to file the order with the Sheriff’s office, who will schedule and carry out the enforcement. Only the Sheriff can compel the tenant to leave, and only then may the landlord change the locks — with the Sheriff present.

Some landlords assume “it’s my property, I can do what I want.” In Ontario that is a serious misunderstanding. Under the RTA, without an LTB order and Sheriff enforcement, changing the locks, shutting off heat/water/electricity, removing a tenant’s possessions, or using threats to force them out are all illegal evictions.

Consequences can include an LTB order to let the tenant back in, an order to pay the tenant compensation, and fines under the Provincial Offences Act (the maximum differs for individuals versus corporations and can be substantial). One impulsive move can cost far more than the rent you were trying to recover.

If you are ending a tenancy for your own use, a purchaser’s use (N12), or demolition/major repairs (N13), the law also requires you to pay the tenant compensation. According to Tribunals Ontario, an N12 generally requires paying the tenant the equivalent of one month’s rent before the termination date — if you don’t, the LTB can dismiss your application outright.

Note that Ontario’s 2026 legislation (Bill 60) has been adjusting the N12 compensation rules (for example, a possible exemption where a much longer notice period is given). Because these rules are in flux, rely on the current LTB guidance and confirm with the LTB or a licensed paralegal/lawyer before acting.

My tenant owes rent — can I just change the locks?

No. That is an illegal eviction. The correct process is to serve an N4 notice, allow the full correction period, and if the tenant still doesn't pay, file an L1 application, attend an LTB hearing, and obtain an eviction order — which only the Sheriff can enforce. At no stage can you change the locks yourself.

I served an N4 and the tenant paid within the deadline — can I still evict them?

No. An N4 is a non-payment notice. If the tenant pays the full amount owed within the 14-day correction period, the notice becomes void and the tenancy continues. You cannot evict on that notice unless a new ground later arises.

I want the unit for my own use — what's the process, and do I owe money?

Use an N12 (landlord's or purchaser's own use), generally with 60 days' notice. According to Tribunals Ontario, you typically must pay the tenant one month's rent in compensation before the termination date, or the LTB can dismiss the application. Ontario's 2026 Bill 60 has adjusted these rules, so confirm with the LTB or a licensed professional first.

I have an LTB eviction order but the tenant won't leave — now what?

File the order with the Court Enforcement Office (the Sheriff), who will schedule enforcement. You cannot remove the tenant or their belongings yourself. The landlord may only change the locks with the Sheriff present.

How long does the whole process take?

It varies widely depending on the ground, the notice period, the LTB's scheduling, and any appeal — often several months. I won't quote you a fixed number of days; rely on the actual notice period and current LTB scheduling, and prepare strong evidence to avoid a dismissal that sends you back to the start.