How to Evict a Tenant in Ontario — Complete Step-by-Step Guide 2026

Evicting a tenant in Ontario is one of the most legally complex processes a landlord will face. The Residential Tenancies Act, 2006 (RTA) governs every step, and the Landlord and Tenant Board (LTB) is the only body that can issue an enforceable eviction order. You cannot change the locks, shut off utilities, or remove a tenant's belongings — doing so is illegal under section 233 of the RTA and carries fines of up to $50,000 for individuals and $250,000 for corporations.

This guide walks you through every step of the lawful eviction process, with real costs, realistic timelines for 2026, and the specific forms and RTA sections that apply at each stage. Whether you are dealing with a tenant who will not pay rent or need to reclaim your property for personal use, this is the definitive resource for Ontario landlords.

What Are the Legal Grounds for Evicting a Tenant in Ontario?

Ontario law requires a valid, RTA-recognized reason to evict a tenant. You cannot evict simply because a lease has expired — under section 38 of the RTA, tenancies continue automatically on a month-to-month basis after the lease term ends. Each ground for eviction has its own notice form, notice period, and specific requirements.

Complete Eviction Grounds Flowchart

Using the wrong notice form is one of the most common reasons the LTB dismisses eviction applications. If you are unsure which form applies to your situation, consult with a professional eviction service before serving the notice.

Step 1: Serve the Correct Notice Form

Once you have identified the correct notice form, you must serve it to your tenant using a method recognized by the RTA. Under section 191, acceptable service methods include:

• Personal service: Handing the notice directly to the tenant (most reliable method)
• Mailbox or under the door: Leaving the notice in the tenant's mailbox or sliding it under the door of the rental unit
• Mail: Sending by regular mail — you must add 5 days to the notice period for deemed receipt
• Email or fax: Only if the tenant has previously agreed in writing to receive notices electronically

The termination date on the notice must be calculated correctly. For monthly tenancies, most notices require the termination date to fall on the last day of a rental period. For an N4, this means the date must be at least 14 days from service AND must be the last day of a rental period. Getting this wrong is the single most common error that leads to dismissal.

After serving the notice, immediately complete a Certificate of Service. This form records how and when you served the notice and is required when you file your LTB application. Keep a copy of everything.

Step 2: Wait for the Notice Period to Expire

After serving the notice, you must wait for the full notice period to pass. During this time, the tenant may have the right to correct the issue and void the notice:

• N4 (non-payment): The tenant can void the notice by paying all arrears plus any additional rent that comes due before the termination date. If the tenant pays, the notice is void and you cannot file an eviction application based on it.
• N5 (first notice): The tenant has 7 days from the date the notice was served to stop the offending behaviour. If they correct the issue within 7 days, the notice is voided.
• N7, N8, N12, N13: These notices are not voidable. The tenant cannot stop the eviction by correcting the issue after receiving the notice.

Do not file your LTB application before the termination date — the LTB will reject it. However, file as soon as possible after the date passes. Every day of delay extends your timeline.

Step 3: File an Application With the Landlord and Tenant Board

If the tenant does not move out or void the notice by the termination date, file an application with the Landlord and Tenant Board. The two most common eviction applications are:

• L1 Application: Eviction for non-payment of rent and to collect rent the tenant owes (used after N4 notice)
• L2 Application: Eviction for all other reasons (used after N5, N7, N8, N12, N13 notices)

The current filing fee for both L1 and L2 applications is $208.00. Filing can be done online through the LTB's e-filing portal at tribunalsontario.ca. You must include:

• A copy of the notice you served
• A completed Certificate of Service
• An up-to-date rent arrears calculation (for L1 applications)
• Any supporting documentation (photos, correspondence, police reports)

After filing, the LTB will process your application and assign a hearing date. You must then serve the tenant with a copy of the application and the Notice of Hearing.

Step 4: Attend the LTB Hearing

The LTB schedules hearings via videoconference using Zoom. Current wait times for a hearing date vary significantly by region and application type:

• L1 (non-payment): 6 to 8 months in most regions; up to 10 months in the GTA
• L2 (other reasons): 8 to 12 months

At the hearing, you must demonstrate:

1. The notice was properly completed with the correct termination date
2. The notice was properly served and a Certificate of Service was completed
3. The grounds for eviction exist and are supported by evidence
4. You have complied with all landlord obligations under the RTA (maintenance, proper conduct)
5. For N12 applications: compensation was paid by the termination date and the need is genuine

The tenant has the right to attend, present evidence, cross-examine, and raise defences. Under section 83 of the RTA, the adjudicator has broad discretion to delay or refuse eviction if satisfied that granting it would be unfair given all circumstances — even if you have proven your case. This is one of the most frequently used provisions by tenants at hearings.

Step 5: Obtain and Enforce the Eviction Order

If the LTB rules in your favour, it issues an eviction order specifying a date by which the tenant must vacate. Standard timelines in the order:

• Standard eviction order: Tenant has 11 days to vacate or, for L1 orders, to pay the arrears and void the order
• Section 83 relief: The adjudicator may grant additional time — commonly 30 to 90 days — based on the tenant's personal circumstances

If the tenant does not comply with the order, you must file it with the Court Enforcement Office (Sheriff). The Sheriff will schedule a date to attend the property and physically remove the tenant. You cannot enforce the order yourself — self-help enforcement is illegal regardless of whether you have an order.

Sheriff enforcement timelines vary by region. In Toronto, expect 6 to 8 weeks. In Ottawa and smaller cities, it may be 4 to 6 weeks. The Sheriff's fee ranges from $400 to $600.

How Much Does It Cost to Evict a Tenant in Ontario?

Here is a complete cost breakdown for a typical non-payment eviction in 2026:

For a detailed analysis of all eviction expenses, see our complete guide to eviction costs in Ontario.

How Long Does the Entire Eviction Process Take?

Here is the realistic timeline for a non-payment eviction from start to finish in 2026:

For a deeper breakdown of timelines by eviction type, see our detailed eviction timeline guide.

What Are the Most Common Mistakes That Delay Evictions?

• Using the wrong notice form: An N4 for a behaviour issue, or an N5 when an N7 is appropriate. Each ground has a specific form — using the wrong one means dismissal.
• Incorrect termination date: Not calculating the minimum notice period correctly, or failing to align the date with the last day of a rental period for monthly tenancies.
• Including non-rent charges on the N4: Late fees, utility costs, parking charges, or damage — only lawful rent can appear on the N4. Including other charges is grounds for dismissal.
• Improper service: Failing to serve the notice using an RTA-approved method, or not completing a Certificate of Service.
• Filing before the termination date: The LTB will reject applications filed before the notice period has expired.
• Poor hearing preparation: Not having organized evidence, an updated arrears calculation, or witnesses available to testify.
• Delaying Sheriff filing: After the eviction order takes effect, every week you wait to file with the Sheriff is another week of lost rent.
• Self-help eviction: Changing locks, removing belongings, or shutting off utilities — even after receiving an LTB order — is illegal until the Sheriff enforces the order.

A single mistake on your notice or application can result in dismissal, forcing you to restart the entire process and adding 8 to 12 months to your timeline. This is why many landlords work with professional eviction services to ensure every step is handled correctly the first time.

Can I Negotiate a Cash-for-Keys Agreement Instead?

Given the lengthy eviction timeline, many Ontario landlords find it more cost-effective to negotiate a voluntary departure. A cash-for-keys agreement is a legally recognized arrangement where the landlord pays the tenant a sum of money in exchange for voluntarily vacating by a specific date.

Typical cash-for-keys payments range from $2,000 to $10,000, depending on the rental market and how much the tenant owes. While this may seem unfair, consider the math: if an eviction takes 8 months and you are losing $2,000 per month in rent, a $5,000 payment to get the tenant out within 30 days saves you $9,000 in lost rent — plus the filing fees, Sheriff costs, and stress.

If you pursue this route, always use a written agreement signed by both parties that specifies the payment amount, the vacancy date, and a clause confirming the tenant will not file any applications against the landlord at the LTB.

What Happens to the Tenant's Belongings After Eviction?

Under section 41 of the RTA, if a tenant leaves belongings behind after an eviction enforced by the Sheriff, the landlord is not required to store them indefinitely. However, the landlord must act reasonably. In practice, landlords should store belongings in a secure location for at least 72 hours and make a reasonable effort to contact the tenant. After that, uncollected items can be disposed of or sold.

Document everything with photos and keep a written record of your attempts to contact the tenant about their belongings. This protects you if the tenant later files a claim.

Which RTA Sections Should Every Landlord Know?

For a complete breakdown of the Residential Tenancies Act, see our landlord's guide to the RTA. The most critical sections for the eviction process are:

• Section 26: Prohibition on self-help eviction (lockouts, utility shutoffs)
• Section 43: Requirements for valid notices of termination
• Section 59: Non-payment of rent — tenant's right to void N4
• Section 83: Adjudicator's discretion to refuse or delay eviction
• Section 191: Methods of service for notices
• Section 233: Penalties for illegal eviction

Get Professional Help With Your Ontario Eviction

The eviction process in Ontario is heavily regulated, and the stakes are high. A single error on your notice or application can cost you 8 to 12 months and thousands of dollars in lost rent. Whether you are a landlord in Toronto, Ottawa, Mississauga, or anywhere in Ontario, our team handles every step of the eviction process — from preparing and serving the correct notice to representing you at the LTB hearing and coordinating Sheriff enforcement.