Ontario LTB guide

How to end a tenancy in Ontario

In Ontario, a landlord can only end a tenancy for a reason allowed by the Residential Tenancies Act, using the correct Landlord and Tenant Board (LTB) notice, and, if the tenant doesn't leave, by getting an order from the Board. You can never do it yourself by changing the locks or removing belongings.

Step 1: Serve the right notice

Every reason has its own form. The most common are:

N4, the tenant hasn't paid rent (14-day termination date for monthly tenancies).
N5, damage, interference with others, or overcrowding. The tenant usually gets a chance to fix the problem.
N8, persistent late payment, or ending a tenancy at the end of the term for certain reasons (60 days notice).
N11, a mutual agreement to end the tenancy (both sides sign).
N12, the landlord, a purchaser, or a close family member needs the unit (60 days notice, plus compensation).
N13, demolition, conversion, or major repairs that need a vacant unit (120 days notice, plus compensation).

Use the exact form for your reason, set the termination date correctly, and serve it properly, then keep proof of service.

Step 2: The tenant can comply, or not

A notice by itself doesn't force anyone out. The tenant may fix the issue (for an N5), pay what's owed (for an N4), move out by the termination date, or stay and dispute it. If they move out or resolve the issue, you're done.

Step 3: Apply to the LTB

If the tenant doesn't leave, apply to the Board, usually an L1 for non-payment or an L2 for other notices, after the notice period ends. The Board holds a hearing and, if it agrees, issues an eviction order.

Step 4: Only the Sheriff enforces it

Even with an order, only the Court Enforcement Office (the Sheriff) can physically remove a tenant. Changing locks, shutting off utilities, or removing a tenant's things yourself is illegal and can lead to fines.

Common questions

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

It varies. After the notice period, LTB hearings can take weeks to months to schedule, and enforcement adds more time. There's no reliable "fast" eviction.

Can I evict a tenant for no reason?

No. You need a reason the Act allows and the matching notice. "I just want them out" isn't one, though an N12 for your own or a family member's use, or a mutual N11, can apply.

Can I change the locks?

Not to remove a tenant. Self-help eviction is illegal in Ontario.

Keep the paperwork straight with Keystead

Keystead prepares LTB notices from your records with the termination date calculated, tracks the rent that backs an N4, and keeps a Certificate of Service, so if you do end up at a hearing, your file is clean and consistent.

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This guide is general information, not legal advice, and rules can change. Confirm the current requirements with the Landlord and Tenant Board or a licensed paralegal or lawyer before you serve or file anything.