Ontario LTB guide
How to end a tenancy in Ontario
By Steve Stavros Liadakis, Ontario landlord for 30+ years · Updated September 25, 2026
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.
The short version
In Ontario, a landlord can only end a tenancy for a reason the Residential Tenancies Act allows, served on the correct LTB notice, N4 for non-payment, N5 for damage or interference, N8, N11, N12, or N13 depending on the ground. A notice on its own doesn't force anyone out: if the tenant stays, you apply to the Board, usually an L1 for non-payment or an L2 for other notices, and the Board decides. Even with an eviction order, only the Court Enforcement Office (the Sheriff) can physically remove a tenant. Changing the locks or shutting off utilities is illegal. Use the exact form for your reason, set the termination date correctly, and keep proof of service.
On this page
Step 1: Serve the right notice
Every reason has its own form. The most common are:
- N4, the tenant hasn't paid rent (7-day termination date on notices served from September 21, 2026).
- N5, damage, interference with others, or overcrowding. The tenant usually gets a chance to fix the problem.
- N8, persistent late payment (since September 21, 2026, rent received more than seven days late at least three times in six months counts), 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; since September 21, 2026, a landlord or their family who gives at least 120 days owes no compensation).
- N13, demolition, conversion, or major repairs that need a vacant unit (120 days notice, plus compensation). A tenant who asks to move back after repairs must be kept told when the work will be done and given 60 days to move in.
Use the exact form for your reason, set the termination date correctly, and serve it properly, then keep proof of service. Use the LTB’s current version: several forms, including the N5, N8, N12, N13, L1 and L2, were replaced on September 21, 2026, and older versions won’t be accepted after November 30, 2026.
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 (see the full eviction process, step by step), 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.
Frequently asked 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 in Ontario?
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 to evict a tenant in Ontario?
Not to remove a tenant. Self-help eviction is illegal in Ontario. Even with an eviction order, only the Court Enforcement Office (the Sheriff) can physically remove a tenant, and changing locks or shutting off utilities can lead to fines.
Which notice do I use to end a tenancy in Ontario?
Every reason has its own LTB form: N4 for non-payment of rent, N5 for damage, interference, or overcrowding, N8 for persistent late payment, N11 for a mutual agreement, N12 when the landlord, a purchaser, or a close family member needs the unit, and N13 for demolition, conversion, or major repairs.
How much notice do I need to give with an N12 or N13 in Ontario?
An N12, where the landlord, a purchaser, or a close family member needs the unit, requires 60 days notice plus compensation; since September 21, 2026, a landlord or their family who gives at least 120 days notice owes no compensation, though a purchaser's N12 still does. An N13, for demolition, conversion, or major repairs that need a vacant unit, requires 120 days notice plus compensation.
What happens after I serve an eviction notice in Ontario?
A notice by itself doesn't force anyone out. The tenant may fix the issue, pay what's owed, move out by the termination date, or stay and dispute it. If they stay, you apply to the Board after the notice period ends. Usually an L1 for non-payment or an L2 for other notices, and the Board can issue an eviction order.
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.
Start a free trialThis 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.
Keep reading
All guides →Filing the L1 & L2
After the notice: which application to file, the timing rules and fees, the hearing, and the order.
The N11 (mutual agreement)
Ending a tenancy by agreement: any date, no hearing, and the 30-day window if the tenant stays.
The N12 (own use)
Ending a tenancy for the landlord's, a family member's, or a purchaser's use: notice, good faith, and compensation.
How to fill out an N4
Ending a tenancy for non-payment of rent: the amount, the termination date, serving it, and what happens next.