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Can a Landlord Evict Without Cause in Ontario? (2026 Guide)

By Ontario Eviction Services Team | Updated May 18, 2026

The short answer is no. Ontario is one of the most tenant-protective jurisdictions in North America, and the Residential Tenancies Act (RTA) does not permit landlords to evict tenants without a specific, legally recognized reason. This remains true in 2026 — Bill 60 made the eviction process faster in some ways but did not change the fundamental requirement that landlords must prove valid grounds.

Quick Answers

  • Can you evict without cause? No. Ontario requires a valid reason under the RTA for every eviction.
  • Does a lease expiry end the tenancy? No. The tenancy automatically continues month-to-month.
  • Can you negotiate a voluntary departure? Yes. Cash-for-keys and N11 agreements are legal.
  • What are the penalties for illegal eviction? Up to $50,000 for individuals and $250,000 for corporations.
  • Bill 60 change: Bad faith N12 penalties remain at $50,000/$250,000. Appeals reduced to 15 days.

Why Are "No Cause" Evictions Not Allowed in Ontario?

Unlike some U.S. states where landlords can end a month-to-month tenancy with simple notice and no reason, Ontario law provides tenants with security of tenure. This means a tenancy does not end when the lease expires — it automatically converts to a month-to-month tenancy. The landlord cannot refuse to renew, and simply wanting a different tenant, wanting to raise rent beyond the guideline (currently 2.5% for 2026), or personality conflicts are not valid grounds for eviction.

What Are All the Valid Grounds for Eviction in Ontario?

Eviction Ground Notice Form Notice Period RTA Section
Non-payment of rent N4 7 days (Bill 60) Section 59
Interference / damage / overcrowding N5 20 days (1st) / 14 days (2nd) Sections 62, 64, 67
Misrepresentation of income (subsidized) N6 20 days Section 60
Serious damage / illegal activity / safety N7 10 days or immediate Sections 61, 63, 66
Persistent late payment of rent N8 End of term (min. 60 days) Section 58
Landlord's own use / purchaser N12 60 days Sections 48, 49
Demolition / renovation / conversion N13 120 days Section 50
Unauthorized sublet or assignment A2 (no notice needed) Direct filing Section 100

What About When the Lease Expires?

Many landlords believe they can refuse to renew a lease and ask the tenant to leave. This is incorrect under Ontario law. When a fixed-term lease expires, the tenancy automatically continues on a month-to-month basis under the same terms. The landlord cannot require the tenant to sign a new lease, and the tenant is not obligated to leave. The expiry of a lease is not, by itself, a ground for eviction.

How Can You Negotiate the Tenant's Departure?

While you cannot force a tenant to leave without cause, you can always negotiate a voluntary departure.

Cash for Keys

Offer the tenant financial compensation in exchange for voluntarily agreeing to move out by a specific date. This is legal and increasingly common given the long LTB wait times. Amounts typically range from one to three months' rent. Always get the agreement in writing using an N11 form.

Mutual Agreement to Terminate (N11)

If the tenant agrees to leave, both parties can sign an N11 Agreement to End the Tenancy. This is a voluntary agreement — you cannot pressure or coerce the tenant into signing it. Once signed, it is binding and can be enforced through the LTB (L3 Application) if the tenant does not vacate by the agreed date.

Consequences of Trying to Evict Without Cause

Landlords who attempt to remove tenants without a valid legal reason face serious consequences under the RTA and potentially under criminal law:

  • Fines up to $50,000 (individuals) or $250,000 (corporations) for illegal eviction
  • Tenant compensation for moving costs, rent differences at a new unit, and general damages
  • Reinstatement of the tenancy — the tenant may be entitled to move back in
  • Bad faith penalties if a pretextual reason (like a fake N12) was used
  • Criminal charges for harassment, lock-outs, or utility shut-offs

How Has Bill 60 Changed the Rules?

Bill 60 did not create any new grounds for eviction and did not allow no-cause evictions. However, it did change the process for existing grounds:

  • N4 termination period reduced to 7 days (previously 14) for non-payment of rent
  • 50% arrears rule: Tenants must pay 50% of arrears before raising maintenance defences in non-payment hearings
  • Appeal period reduced from 30 to 15 days
  • LTB staffing increased to 133 adjudicators to reduce the backlog

Common Mistakes to Avoid

  • Serving a "notice to vacate" with no legal basis: A letter asking the tenant to leave is not an eviction notice. Only the official N-forms are legally valid.
  • Using an N12 in bad faith: Serving an N12 for "personal use" when you have no genuine intention of moving in is illegal and carries the full $50,000/$250,000 penalty.
  • Changing the locks: This is illegal in Ontario — even if you believe the tenant has no right to stay.
  • Refusing to accept rent: Refusing rent payments does not end the tenancy. The tenant can deposit rent with the LTB.
  • Threatening the tenant: Any form of harassment, intimidation, or coercion to get a tenant to leave is illegal and can result in T2 applications, fines, and criminal charges.

If you are unsure whether you have valid grounds for eviction, consult with a professional before taking any action. Our eviction services team across Toronto and Ontario can assess your situation and advise you on the best legal path forward.

Frequently Asked Questions

Can a landlord evict a tenant without cause in Ontario?
No. Ontario's Residential Tenancies Act does not allow no-cause evictions. Landlords must have a valid, legally recognized reason under the RTA and obtain an order from the LTB before a tenant can be forced to leave.
Can a landlord refuse to renew a lease in Ontario?
No. When a fixed-term lease expires in Ontario, the tenancy automatically continues on a month-to-month basis under the same terms. The landlord cannot require the tenant to leave simply because the lease has ended.
What are the valid reasons for eviction in Ontario?
Valid reasons include non-payment of rent (N4), interference with others (N5), serious damage or illegal activity (N7), persistent late payment (N8), landlord's own use (N12), renovation or demolition (N13), and misrepresentation of income in subsidized housing (N6).
What are the penalties for illegal eviction in Ontario?
Penalties include fines of up to $50,000 for individuals and $250,000 for corporations, compensation orders for the tenant, reinstatement of the tenancy, and potential criminal charges for harassment or lock-outs.
Can I pay a tenant to leave voluntarily?
Yes. Cash-for-keys agreements and mutual N11 agreements are legal ways to end a tenancy without cause. The tenant must agree voluntarily — you cannot pressure or coerce them into signing.

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