How to Evict a Tenant in London, Ontario — Step by Step

Evicting a tenant in London follows the same Ontario Residential Tenancies Act (RTA) framework that applies province-wide, but the local realities of the Southwestern Ontario rental market create distinct challenges for landlords here. London's dedicated LTB office provides somewhat shorter wait times than GTA. Student rental market creates unique challenges: lease assignment disputes, party-related N5 notices, end-of-term damage claims, and the May 1 student lease cycle. This guide walks London landlords through every step of the legal eviction process, with realistic timelines and costs specific to the local market.

It is critical to understand from the outset that self-help evictions are illegal in Ontario. You cannot change locks, shut off utilities, or remove a tenant's belongings. Under section 233 of the RTA, penalties are up to $50,000 for individuals and $250,000 for corporations. The only legal path runs through the London Landlord and Tenant Board.

Step 1 — Identify Your Legal Ground for Eviction

Ontario law requires a valid, RTA-recognized reason to evict. In London, the most common grounds landlords encounter are:

• Non-Payment of Rent (N4 Notice): The most frequent reason for eviction in London. With average rents at $1,550 for a one-bedroom, even one month of missed rent represents a significant financial loss. The N4 notice gives the tenant 14 days to pay arrears or vacate.
• Interference, Damage, or Overcrowding (N5 Notice): Common in London neighbourhoods like Downtown London and Wortley Village where multi-unit buildings mean tenant behaviour directly affects others. The first N5 gives the tenant 7 days to correct the behaviour.
• Serious Problems (N7 Notice): For illegal activity, serious damage, or safety threats. The N7 provides only 10 days notice and is not voidable by the tenant.
• Landlord's Own Use (N12 Notice): If you or an immediate family member genuinely needs to move into your London property. Requires 60 days notice and one month's rent compensation.
• Renovation or Demolition (N13 Notice): For major renovations requiring vacant possession. Particularly relevant in London's older neighbourhoods like Old East Village and Westmount where aging housing stock often needs significant renovation.

Step 2 — Serve the Correct Notice

Every eviction in London begins with serving the correct notice form. The notice must be properly completed with accurate dates, amounts (for N4), and descriptions of the issue. Common errors that cause LTB dismissals include:

• Incorrect termination date (must fall on the last day of the rental period for monthly tenancies)
• Wrong rent amount or calculation of arrears on N4 notices
• Insufficient description of the problem on N5 or N7 notices
• Serving the notice by an unauthorized method

Under section 191 of the RTA, acceptable methods of service in London include personal delivery, leaving it in the tenant's mailbox, sliding it under the door, or sending by mail (which adds 5 days to the notice period). For London landlords, we recommend personal service with a witness or professional process server to ensure proper documentation for the LTB hearing.

Step 3 — Wait for the Notice Period to Expire

After serving the notice, you must wait for the full notice period before filing with the LTB. If the tenant pays all arrears before the N4 termination date, the notice is voided and the tenancy continues. For N5 first notices, the tenant has 7 days to correct the behaviour. You cannot file your LTB application early — premature filing will result in dismissal.

Step 4 — File Your LTB Application

Once the notice period has expired without the tenant remedying the situation, you file either an L1 application (for non-payment of rent) or an L2 application (for all other grounds) with the Landlord and Tenant Board. The current LTB filing fee is $208.

London cases are processed through the London (150 Dufferin Avenue, Suite 400). Current wait times for a hearing in this region are approximately 5-7 months, though this can vary based on case type and complexity.

Step 5 — Prepare for and Attend the LTB Hearing

Your LTB hearing is where the case is decided. London hearings are conducted both in-person and virtually. To prevail, you need:

• Copies of the signed lease agreement
• The original notice with proof of service (Certificate of Service)
• Rent ledger showing payment history and arrears
• Evidence supporting your case (photos, incident reports, communication records)
• Any relevant municipal documents (for London, this may include london has a residential rental unit licensing by-law (effective 2023) compliance records)

Tenants may request adjournments at the hearing, which can add 2-4 months to your timeline. Having professional representation helps landlords argue against unnecessary adjournments by demonstrating the tenant has had adequate time to prepare.

London Eviction Timeline — Realistic Expectations

Step 6 — Obtain and Enforce the Eviction Order

If the LTB rules in your favour, you will receive an eviction order. However, the adjudicator has discretion under section 83 of the RTA to delay enforcement, impose conditions, or even refuse eviction if they determine the tenant would face undue hardship. This is one of the most unpredictable aspects of the process and a key reason why professional representation matters.

Once the order is enforceable, you file it with the Court Enforcement Office (Sheriff) in London. The Sheriff's fee is typically $400-$600. The Sheriff will schedule a date to attend the property and physically enforce the eviction if the tenant has not already vacated.

Common Eviction Mistakes London Landlords Make

• Accepting partial payment after serving N4: Accepting any payment after serving an N4 can void your notice. If you want to accept partial payment while proceeding with eviction, you need specific language in your LTB application.
• Not documenting everything: The LTB is an evidence-based tribunal. Text messages, emails, photos, and written incident reports are critical. Verbal agreements mean nothing at a hearing.
• Filing before the notice period expires: Premature filing results in dismissal and you must start the entire process over, adding months to your timeline.
• Ignoring local bylaws: London has a Residential Rental Unit Licensing By-law (effective 2023), Near-Campus Neighbourhood regulations limiting intensity of student housing, and proactive property standards enforcement. Non-compliance with municipal requirements can undermine your LTB application.
• Attempting self-help eviction: Changing locks, turning off utilities, or removing belongings is illegal and will result in the LTB ordering you to compensate the tenant, on top of municipal fines.

Eviction Costs for London Landlords

The direct costs of eviction in London include the LTB filing fee ($208), process serving ($75-$150), and Sheriff enforcement ($400-$600). However, the largest cost is lost rent during the process. At London's average rent of $1,550 per month for a one-bedroom, a 5-7 months wait for a hearing represents thousands of dollars in lost income.

Professional eviction services typically charge $500-$4,000 depending on complexity, but can significantly reduce timelines by avoiding errors that cause dismissals and adjournments. For more information, see our guide to eviction support for London landlords.

Frequently Asked Questions

How long does it take to evict a tenant in London?

The full eviction process in London typically takes 5-7 months from serving the initial notice to obtaining a hearing and Sheriff enforcement. London cases are heard at the London (150 Dufferin Avenue, Suite 400) office. The largest delay is waiting for an LTB hearing date, which is affected by regional caseload volume.

What forms do I need to evict a tenant in London?

You need the appropriate notice form — N4 for non-payment of rent, N5 for interference or damage, N7 for serious problems, N12 for personal use, or N13 for renovation or demolition. After the notice period expires, you file an L1 (non-payment) or L2 (other grounds) application with the LTB.

Can I change the locks on my London rental property to evict a tenant?

No. Changing locks, shutting off utilities, or removing a tenant's belongings is an illegal eviction under section 233 of the Residential Tenancies Act. Fines are up to $50,000 for individuals and $250,000 for corporations. The only legal path runs through the Landlord and Tenant Board.