The N4 Notice Explained: A Landlord’s Guide to Non-Payment of Rent in Ontario (2026)

The N4 is the most-served notice in Ontario — and the one most often filled out wrong.

If a tenant hasn’t paid rent, the N4 — Notice to End your Tenancy Early for Non-payment of Rent is where the process starts. It is the most commonly served form at the Landlord and Tenant Board, and in my experience it is also the most commonly botched one. An N4 with the wrong arrears figure or the wrong date doesn’t just get corrected — it gets your whole application thrown out, and you start again weeks behind. Here’s how it actually works.

The forms involved

What the N4 actually does

An N4 is a notice, not an eviction. Serving one does not end the tenancy and does not give you any right to change locks, remove belongings or shut off utilities. Doing any of those things is illegal in Ontario regardless of how much rent is owed, and it will cost you far more than the arrears.

What the N4 does is start a clock. It tells the tenant precisely how much they owe and gives them a deadline to pay it in full. If they pay by that deadline, the notice is void and the tenancy continues as though nothing happened. If they don’t, you gain the right to apply to the Board.

The arrears figure has to be exactly right

This is where most N4s fail. The amount claimed must be rent only — not late fees, not NSF charges, not utility arrears, not damage, not interest. Just rent.

The notice also has to correctly set out the rental period the arrears relate to. If your figure is wrong by even a small amount, or the periods are misstated, the Board can find the notice invalid. You then have to serve a fresh N4 and start the clock again — and you have lost weeks.

My advice, and I mean this: before you serve, sit down with the ledger and reconcile it line by line. If the tenant made a partial payment, that changes the figure. Getting this right the first time is worth an hour of careful work.

Serving it properly matters as much as filling it in

The Board will want evidence the tenant actually received the notice. Complete a Certificate of Service recording how and when you served it — this is not optional paperwork, it is what the adjudicator relies on.

Note that you cannot simply email a tenant unless they have given written consent using the Consent to Service by Email form. Assuming email is fine because you have always communicated that way is a common and expensive error.

If the deadline passes: the L1

Once the N4 deadline expires without payment, you can file an L1 — Application to evict a tenant for non-payment of rent and to collect rent the tenant owes.

As at August 2026 the L1 filing fee is $201, or $186 if you file through the Tribunals Ontario Portal. The Portal is cheaper and faster, and it also lets you file evidence, check file status and exchange documents with the other party. LTB fees are non-refundable, including if the tenant pays before the hearing.

If you want the money but not the eviction — say the tenant has now paid partially and you want to keep them — the L9, Application to Collect Rent the Tenant Owes, does that instead. Same $201 / $186 fee structure.

What tends to actually happen

Being straight with you about the realistic path: many N4s never go further, because the tenant pays. Of those that do proceed to an L1, a significant share resolve at the hearing through a payment agreement rather than an eviction order.

The Board also generally allows a tenant to void an eviction order for arrears by paying what is owed, and there is a specific form for that — the Tenant’s Motion to Void an Eviction Order for Arrears of Rent, which carries no fee. Go in expecting a negotiated outcome rather than a fast removal, because that is usually what you get.

Where I fit into this

I’m a Realtor, not a paralegal, so I don’t represent landlords at the Board. But I get called constantly by owners in this situation asking a different question: should I be holding this property at all?

If you have a tenanted Etobicoke or Toronto condo that has become a problem, there are usually three paths — work through the LTB process and keep it, sell it with the tenant in place, or sell it vacant. Each has very different economics, and the right answer depends on your unit, your timeline and the current market. That comparison is exactly what I do, and I am happy to run it for you at no cost.

Frequently asked questions

What is an N4 notice in Ontario?

The N4 is the Notice to End your Tenancy Early for Non-payment of Rent. A landlord serves it on a tenant who owes rent, setting out the exact amount owed and a deadline to pay. It is a notice, not an eviction — if the tenant pays in full by the deadline, the notice is void and the tenancy continues.

Can I evict a tenant immediately with an N4?

No. An N4 does not end a tenancy and gives you no right to change locks, remove belongings or cut utilities — all of which are illegal in Ontario. If the tenant does not pay by the deadline, you must file an L1 application with the Landlord and Tenant Board and attend a hearing.

What can I include in the arrears amount on an N4?

Rent only. You cannot include late fees, NSF charges, utility arrears, damage costs or interest. Including anything other than rent can make the notice invalid and force you to start over.

How much does it cost to file an L1 application?

As at August 2026, $201, or $186 if you file through the Tribunals Ontario Portal. LTB fees are non-refundable, including if the tenant pays before your hearing date.

What happens if the tenant pays after I serve the N4?

If they pay the full amount by the deadline stated on the notice, the N4 is void and the tenancy continues as normal. If they pay after you have already filed an L1, you generally cannot recover the filing fee, as LTB fees are non-refundable.

Do I need a Certificate of Service for an N4?

Yes, in practice. The Board needs evidence of how and when the tenant was served. Complete the Certificate of Service form. You cannot serve by email unless the tenant has signed the Consent to Service by Email form.

Can a tenant stop an eviction by paying the arrears?

Generally yes. Ontario allows a tenant to void an eviction order for rent arrears by paying what is owed, using the Tenant’s Motion to Void an Eviction Order for Arrears of Rent — a form that carries no filing fee. Many arrears matters also resolve at the hearing through a payment agreement.

Did the N4 process change in 2026?

The LTB updated a number of processes, forms and information materials effective 1 July 2026, following amendments under Bill 60 and Bill 97. Always download the current form directly from Tribunals Ontario rather than reusing a saved copy.

Should I sell my tenanted property instead of going through the LTB?

It is a legitimate option and often the better one. Selling tenanted, selling vacant, or holding and working through the LTB process each carry very different economics depending on your unit and the market. I’m Jatin Dua, a Realtor with RE/MAX Quantum Realty specialising in Etobicoke and Toronto investment condos — I will run that comparison for you at no cost. Call 437-987-1925 or email connect@jatindua.com.