Eviction Notice Ontario: Which N Form Do You Need?
Ontario has no generic eviction notice. The tenancy only ends if you serve the right LTB N form, wait the right number of days, and follow through at the Board. Start by matching your situation to the form.
Match the situation to the form
Each ground for eviction has its own notice, its own notice period, and its own rules about whether the tenant can cancel it by fixing the problem. Serving the wrong form, or the right form with the wrong dates, restarts the clock.
| Situation | Form | Notice period | Tenant can void it? |
|---|---|---|---|
| Rent not paid | N4 | 14 days monthly (7 from Sept 21, 2026); 7 weekly/daily | Yes, by paying in full |
| Repeatedly late rent | N8 | 60 days, ending on the last day of a rental period | No |
| Damage, interference, overcrowding | N5 | 20 days (7-day window to correct); 14 days for a second N5 within 6 months | First notice only |
| Illegal act in the unit | N6 | 10 or 20 days depending on the ground | No |
| Serious safety problems or wilful damage | N7 | 10 days | No |
| Landlord, buyer or family moving in | N12 | 60 days + one month compensation | No |
| Demolition, major renovation, conversion | N13 | 120 days | No |
All N forms are free downloads from Tribunals Ontario. For non-payment, our fillable N4 form totals the arrears and includes the Certificate of Service.
The notice is step one, not the eviction
If the tenant moves out by the termination date, you are done. If they stay, the notice by itself changes nothing. The real sequence is:
- Serve the right N form and complete a Certificate of Service.
- File the matching application once the notice period passes: L1 for non-payment (or the L4 after an expired N4), L2 for most other grounds.
- Win the hearing. Bring the notice, proof of service, your rent ledger and records. The evidence guide covers what the Board expects.
- Enforce through the sheriff. Only the Court Enforcement Office can carry out an eviction order. Changing the locks yourself is illegal, whatever the notice says.
End to end this usually takes months, not weeks. The eviction timeline guide breaks down each stage, and the LTB portal guide shows how to file online.
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Late rent, but not ready to evict?
Most arrears situations resolve without a hearing. A dated payment reminder, a clean rent ledger, and a promptly served N4 usually get rent flowing again, since paying in full voids the N4. Total what is owing with the arrears calculatorfirst. If the same tenant is late month after month, that is the N8's job.
Eviction notice FAQ
Serve the right notice the first time
OntarioLandlord tracks arrears from your rent ledger, generates compliant LTB notices with the dates done for you, and builds the evidence bundle for the hearing.
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