Ontario LTB guide

How to fill out an N4 in Ontario

The N4, "Notice to End your Tenancy Early for Non-payment of Rent", is the Ontario Landlord and Tenant Board (LTB) form you use when a tenant hasn't paid rent. Here's how it works and how to complete it correctly, because a small error in the amount, the date, or how you serve it can get a later application dismissed.

What is an N4?

An N4 is a formal notice telling your tenant they owe rent and that the tenancy will end on a set date unless they pay in full. It's the first step in the non-payment process. On its own it does not evict anyone, only the LTB can order an eviction, and only after you file a separate application.

When can you give an N4?

You can serve an N4 as soon as the rent is late, the day after it was due. Ontario does not require a grace period first.

What goes on the form

The tenant(s) and the rental unit address.
The rent owing, broken down by rental period (from/to dates, rent charged, rent paid, and the amount still owing).
The termination date (see below).
Your name, signature, and the date.

The termination date

This is the day the tenancy would end if the tenant doesn't pay. It must be at least:

14 days after the tenant is given the notice, for monthly or yearly tenancies, or
7 days, for daily or weekly tenancies.

Count from the day the tenant is considered served, not the day you filled out the form.

How to serve it

Give the N4 to the tenant in an approved way, for example in person, in the mailbox, or by mail. If you mail it, the tenant is considered served on the fifth day after mailing, so add those days when you set the termination date. Keep a record of how and when you served it (a Certificate of Service).

What happens next

If the tenant pays everything they owe (plus any new rent that has since come due) on or before the termination date, the N4 is void and the tenancy continues.
If they don't pay, you can apply to the LTB using Form L1 the day after the termination date. The Board schedules a hearing and, if it agrees, issues an eviction order. Only the Court Enforcement Office (Sheriff) can enforce it, never the landlord directly.

Common mistakes to avoid

Claiming the wrong amount, only unpaid rent belongs on an N4, not late fees, separately billed utilities, or NSF charges.
Setting the termination date too soon, forgetting the 14 days or the mail-service days.
Serving it improperly, or not keeping proof of service.

Prepare your N4 with Keystead

Keystead fills out the N4 straight from your rent ledger, so the amounts and periods match your records, calculates the correct termination date for you, and generates the matching L1 application and Certificate of Service when you need them.

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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.