How to Serve an Eviction Notice in Ontario

Serving an eviction notice correctly is one of the most important steps in the Ontario eviction process. If the notice is not served properly, the Landlord and Tenant Board can dismiss your entire application — forcing you to start over and losing months. Here is everything you need to know about properly serving eviction notices under the Residential Tenancies Act (RTA).

Acceptable Methods of Service

The RTA and the LTB's Rules of Practice outline several acceptable methods for serving notices and documents to tenants:

1. Personal Service (Hand Delivery)

Handing the notice directly to the tenant is the most reliable method. It provides the strongest proof of service and the notice takes effect immediately on the day it is delivered.

2. Leaving It at the Rental Unit

You can leave the notice in the tenant's mailbox at the rental unit or slide it under the door. This is considered effective service on the day it is left. Many landlords photograph the notice under the door with a timestamp as evidence.

3. Mail

You can send the notice by regular mail to the tenant's rental unit address. However, when using mail, you must add 5 days to the notice period to account for delivery time. This means an N4 served by mail requires at least 19 days before the termination date, not 14.

4. Email or Fax

You can serve a notice by email or fax only if the tenant has previously consented to receiving notices by that method. Ideally, this consent should be in writing (such as in the lease agreement or in a separate written agreement). Without consent, email service may be challenged and found invalid.

5. Courier

Courier delivery is acceptable and provides tracking confirmation. The notice is deemed served on the delivery date shown by the courier's records.

The Certificate of Service

After serving the notice, you must complete a Certificate of Service form. This is an official LTB form that records:

• The name(s) of the person(s) served
• The method of service used
• The date and time of service
• The address where service was made
• The name of the person who served the document

You must include the Certificate of Service when you file your application with the LTB. Without it, your application may not proceed.

Who Can Serve the Notice?

The notice can be served by:

• The landlord personally
• The landlord's agent or representative
• A property manager
• A professional process server
• Any adult (friend, family member, colleague)

Whoever serves the notice should be prepared to testify at the LTB hearing about how and when service was completed, if the tenant disputes it.

Common Service Mistakes

• Not adding 5 days for mail: If you mail the notice and use the standard 14-day N4 period, the termination date will be too early and the notice will be invalid
• Emailing without consent: Sending a notice by email when the tenant has never agreed to email service can invalidate the notice
• No proof of service: Failing to complete the Certificate of Service or having no evidence of how the notice was delivered
• Serving the wrong person: The notice must be served to the tenant or left at the rental unit — serving it to a roommate who is not on the lease at a different address does not count
• Incorrect address: Serving at an old address when the tenant has a different mailing address on file

Best Practices for Service

1. Use personal service when possible: It eliminates disputes about whether the tenant received the notice
2. Bring a witness: Have someone with you who can confirm the notice was delivered
3. Take photographs: If leaving the notice under the door, photograph it with a timestamp
4. Keep copies: Always retain a copy of the exact notice you served
5. Complete the Certificate of Service immediately: Fill it out on the same day while details are fresh
6. Consider hiring a professional: A process server provides independent proof of service that is difficult for tenants to dispute

Landlords in Toronto, Ottawa, and across Ontario can rely on our eviction team to handle notice preparation and service correctly every time.