How to Evict a Tenant in Ontario: A Step by Step Guide for Landlords

By Solutions Property Management — Mon May 04 2026

Valid Reasons for Eviction in Ontario

You can only evict a tenant in Ontario for specific legal reasons. The most common are:

• Non-payment of rent (N4 form)
• Persistent late payment of rent (N8 form)
• Interfering with other tenants, causing damage, or overcrowding (N5 form)
• Illegal activity in the unit (N6 form)
• Landlord or immediate family member requires the unit for own use (N12 form)
• Extensive renovations requiring vacant possession (N13 form)

The reason for eviction determines which notice form you use and what timelines apply.

Step 1: Serve the Correct Notice

Every eviction begins with the appropriate written notice from the LTB. The notice must:

• Use the correct form for the reason for eviction
• State the reason clearly and specifically
• Give the correct termination date based on the form and tenancy type
• Be served to the tenant properly — in person, slid under the door, by mail, or electronically if agreed

The notice period varies by the form. For non-payment of rent (N4), the termination date is now 7 days from service under Bill 60. For most other forms, it is longer — often 20 to 60 days.

Step 2: Wait for the Notice Period to Expire

After serving the notice, you must wait for the termination date to pass. During this period, the tenant has the right to:

• Remedy the issue (for example, pay outstanding rent to void an N4)
• Dispute the notice by filing with the LTB
• Move out voluntarily

If the tenant pays all arrears during an N4 notice period, the notice is void and the tenancy continues. For other notice types, the tenant cannot void the notice simply by complying — a hearing is still required.

Step 3: File the Appropriate Application with the LTB

If the tenant does not comply or move out, file your application with the LTB:

• L1: Application to evict for non-payment of rent
• L2: Application to end tenancy for reasons other than non-payment

File online through the Tribunals Ontario Portal. You will pay a filing fee and the LTB will schedule a hearing.

Step 4: Attend the Hearing

LTB hearings in Ontario are now primarily conducted virtually. At the hearing:

• Bring all relevant documents: the lease, the notice, proof of service, any communication with the tenant, and rent records.
• Present your case clearly and factually.
• The tenant has the right to respond and present their own evidence.
• An LTB adjudicator will issue a decision — typically a conditional eviction order.

Step 5: Enforce the Order if Needed

If the LTB issues an eviction order and the tenant does not comply, you can apply to

enforce the order through the Sheriff's office. The Sheriff is the only authority who can

physically remove a tenant from the unit.

Do not change locks, remove belongings, or cut off utilities. This is an illegal lockout and

can result in fines and the tenant being reinstated.

How Long Does the Eviction Process Take in Ontario?

The timeline from notice to enforcement varies. A straightforward non-payment eviction can take 6 to 10 weeks under current LTB conditions. More complex cases — own use, renovations, harassment — can take 3 to 6 months. LTB backlogs affect timing, which is why serving correct notices the first time matters.

Frequently Asked Questions

Q: Can I evict a tenant without going to the LTB in Ontario? A: No. In Ontario, you must go through the Landlord and Tenant Board to legally evict a tenant. Even if a tenant agrees to leave, it is advisable to get that agreement in writing and confirm the move-out date before closing the LTB file.

Q: Can a tenant be evicted in winter in Ontario? A: Yes. Unlike some jurisdictions, Ontario does not have a winter eviction moratorium. The LTB process continues year-round. Evictions can be enforced in any month.

Q: What is the fastest I can evict a tenant in Ontario? A: In a non-payment case, the minimum timeline under Bill 60 is approximately 6 to 8 weeks from notice to Sheriff enforcement, assuming no LTB delays. Contested cases take longer.

Q: What happens if a tenant refuses to leave after an eviction order? A: If the tenant does not vacate after an LTB eviction order, you apply to the Court Enforcement Office (Sheriff) to enforce the order. The Sheriff will provide the tenant with a final notice before physical removal.

Q: Do I need a lawyer to evict a tenant in Ontario? A: No, but it helps to have professional representation — either a lawyer or a paralegal — especially if the tenant is filing their own applications or raising maintenance claims. A property manager with paralegal support can handle this on your behalf.

The Bottom Line

The Ontario eviction process has specific steps, specific forms, and specific timelines. Following them correctly is the difference between a 6-week resolution and a 6-month one.

At Solutions Property Management, we manage the full eviction process for our clients — from the correct initial notice through LTB filing and enforcement. If you have a difficult tenancy situation, book a call and we will walk you through your options.