Published 2 November 2026 · By Jatin Dua, Broker of Record, RE/MAX Quantum Realty
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To evict a tenant in Ontario you need a reason the Residential Tenancies Act allows, the correct LTB notice (such as an N4 with 7 days for unpaid rent), an LTB application and hearing, and an eviction order enforced by the sheriff. Landlords can never change the locks or remove a tenant themselves.
This is for Ontario landlords, from a condo investor with one unit to a homeowner renting a basement, who need a tenant to leave and want to do it properly. Tenants facing a notice will find it useful too. You will get the legal steps in order, the right form for each reason, the rule changes that took effect on September 21, 2026, and the mistakes that get applications thrown out.
Can a landlord evict a tenant without going to the LTB?
No, unless the tenant leaves on their own. Section 37 of the Residential Tenancies Act, 2006 (RTA) says a tenancy can end only in the ways the Act allows. Section 39 says a landlord cannot take back possession unless the tenant has moved out or abandoned the unit, or the Landlord and Tenant Board (LTB) has issued an eviction order.
Even then, the landlord does not carry it out. The LTB’s brochure on ending a tenancy is clear that only the Court Enforcement Office, often called the sheriff, can enforce an eviction order. A notice on its own does not force anyone to move.
Changing the locks without giving the tenant a key, removing their things, cutting off heat or water, or harassing them into leaving are offences under section 233 of the RTA. On conviction, the maximum fine is $100,000 for an individual and $500,000 for a corporation. A “self-help” eviction can turn a strong case into a costly one.
What are the steps to evict a tenant in Ontario?
Almost every eviction follows the same path:
- Have a legal reason. The Act lists them. “I want a new tenant” or “I want higher rent” is not one.
- Serve the correct N form. Each reason has its own notice, with its own minimum notice period. Fill it in completely. The LTB warns that an incomplete or wrong notice may be void, and the application may be dismissed.
- Wait out any remedy period. Some notices give the tenant 7 days to fix the problem. If they do, the notice is void.
- File an application. L1 for unpaid rent, L2 for most other reasons. Most must be filed within 30 days after the termination date in the notice (RTA s.69). There is no deadline for an L1 based on an N4.
- Go to the hearing. Most hearings are by video. The landlord must prove the case, and the tenant can respond.
- Get the order and file it with the sheriff. Under section 81, an eviction order expires if it is not filed with the sheriff within six months of taking effect.
The filing fee for an L1 or L2 is $186 through the Tribunals Ontario Portal or $201 by other methods, and LTB fees are non-refundable.
Which notice do I use for each reason?
Here are the most common grounds, with the rules in force as of November 2026.
| Reason | Notice | Minimum notice | Can the tenant void it? | Application |
|---|---|---|---|---|
| Unpaid rent | N4 | 7 days (served on or after Sept 21, 2026) | Yes, by paying all arrears plus new rent before the landlord files | L1, no deadline |
| Damage, disturbing others, overcrowding | N5 | 20 days (first notice) | Yes, by fixing it within 7 days | L2 within 30 days |
| Wilful damage, or serious disturbance where the landlord lives in a building of 3 or fewer units | N7 | 10 days | No | L2 within 30 days |
| Persistent late rent | N8 | 60 days, ending on the last day of a rental period or term | No | L2 within 30 days |
| Landlord or family moving in | N12 | 60 days, end of period or term | No | L2 within 30 days |
| Demolition, conversion, major renovation | N13 | 120 days, end of period or term | No | L2 within 30 days |
| Tenant agreed to leave | N11 agreement | Date agreed | No | L3, usually no hearing |
Source: LTB brochures “How a Landlord Can End a Tenancy” and “If a Tenant Does Not Pay Rent”; Residential Tenancies Act, 2006, ss. 59, 62, 64, 69 (consolidated September 21, 2026).
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How does eviction for unpaid rent work in 2027?
For an N4 served on or after September 21, 2026, the termination date must be at least 7 days after the notice is given. Before that date, monthly tenants got 14 days. The tenant can void the N4 by paying everything owed on the notice, plus any rent that has since come due, before the landlord files the L1. The earliest the landlord can file is the day after the termination date, and only while the tenant still lives there.
Two other changes matter. For L1 applications filed on or after September 21, 2026, a tenant who wants to raise their own issues at the hearing, such as repairs, must pay the landlord half the arrears claimed at least 7 days before the hearing (RTA s.82). And if the two sides agree on a payment plan, the LTB’s Payment Agreement Form is mandatory. If the tenant later breaks an agreed plan that allows it, the landlord can apply for an eviction without a hearing using an L4. My full guide to the N4 notice for non-payment of rent has worked examples.
What counts as persistent late payment now?
As of September 21, 2026, the LTB says a tenant is persistently late if rent is paid more than seven days after the due date at least three times in six months. A payment the landlord applied to older arrears does not count as late.
How do I evict a tenant to move in myself or sell?
Use an N12. Under section 48, the landlord must in good faith need the unit for at least one year for themselves, a spouse, a child or parent of either, or a caregiver for one of them. The N12 for the landlord’s own use is only available if the unit is owned at least partly by an individual and the landlord is an individual.
Compensation changed on September 21, 2026. For a landlord’s-own-use N12 served on or after that date, no compensation is owed if the notice gives at least 120 days and ends on the last day of a rental period or term. With shorter notice, the landlord still owes one month’s rent or another unit the tenant accepts (RTA s.48.1). If the named person does not move in within 60 days of the termination date, a tenant’s bad-faith (T5) case is presumed to have merit, which the landlord can try to rebut. My guide to N12 compensation and the 120-day rule goes deeper.
Selling to a buyer who wants to move in
The purchaser’s N12 only applies to buildings with three or fewer residential units, or condo units, after a firm agreement of purchase and sale. The landlord still owes the tenant one month’s rent or another acceptable unit (RTA s.49.1). The LTB’s September 2026 update confirms the new 120-day exemption does not apply to a purchaser’s own use. Many owners skip eviction and sell with the tenant in place. My guide to how much less a tenanted condo is worth in Toronto covers what that does to price.
What about renovations and demolitions?
An N13 needs 120 days’ notice. If the work is a repair or renovation, the landlord must include a report from a qualified professional saying the work needs vacant possession, and must tell the tenant about the right to move back in. The LTB says compensation is three months’ rent in buildings with five or more units, or one month in buildings with fewer than five, unless the landlord offers another unit the tenant accepts. Inside the City of Toronto, a rental renovation licence is also required within 7 days of serving an N13. See my guide to N13 renovictions and Toronto’s licence.
Can the LTB refuse or delay an eviction?
Yes. Under section 83, even when the landlord proves the case, the LTB must look at all the circumstances before ordering an eviction. It must refuse if the landlord is in serious breach of their own obligations, or if the application is retaliation for the tenant complaining to a government authority or asserting their rights.
Delays changed on September 21, 2026. The LTB can postpone an eviction if the landlord agrees. Without that, it must find a delay would not be unfair to the landlord or other tenants and that there are compelling reasons. For N12 and N13 cases, only the fairness test applies.
What happens after I get the eviction order?
If the tenant has not left by the date in the order, file the order with the Court Enforcement Office in the area where the unit is located. The office charges a fee and schedules the enforcement. Do not change the locks yourself before the sheriff attends. My guide to what happens when you have an order and the tenant is still there covers the six-month clock and costs.
Most of the costly eviction files I see go wrong at step two: the wrong form, a wrong date, a missing compensation payment, or an N12 for a family member who never moves in. Before you serve anything, write down your reason, match it to the right form, and count the days twice. For an N12 or N13, plan your timeline well ahead so you can give 120 days where it helps. And if the relationship can be saved with a payment plan, that is usually faster and cheaper than a hearing.
What to do next
- Write down your reason and confirm it is one the RTA allows.
- Download the current N form from Tribunals Ontario. The LTB replaced several forms on September 21, 2026, and old versions will not be accepted after November 30, 2026.
- Serve the notice properly, keep proof of service, and pay any compensation owed on time.
- File the L1 or L2 through the Tribunals Ontario Portal within the deadline, and prepare your evidence for the hearing.
- If you win and the tenant stays, file the order with the Court Enforcement Office within six months.
Need help with this? Talk to me.
I’m Jatin Dua, Broker of Record at RE/MAX Quantum Realty, and I’m the best agent to do this kind of work for you in Toronto and across the GTA. Over $100 million in GTA sales and 100+ families helped sell. Feel free to contact me any time: call or text 833-330-1925 or email [email protected].
Frequently asked questions
How long does it take to evict a tenant in Ontario?
It depends on the reason and the LTB’s schedule. Notice periods alone range from 7 days for unpaid rent (N4 served on or after September 21, 2026) to 120 days for renovations. After that, the landlord files with the Landlord and Tenant Board, waits for a hearing and order, and then files the order with the sheriff, which takes more time.
Can I change the locks to get a tenant out in Ontario?
No. An Ontario landlord cannot change the locks without giving the tenant a key unless the sheriff has enforced an eviction order or the tenant has clearly abandoned the unit. Illegal lockouts are offences under the Residential Tenancies Act, with maximum fines of $100,000 for individuals and $500,000 for corporations.
How much notice does a landlord have to give a tenant to move out in Ontario?
It depends on the reason. In 2027 it is 7 days for unpaid rent (N4), 20 days for a first N5, 60 days for a landlord’s own use (N12), and 120 days for demolition or major renovation (N13). A landlord’s-own-use N12 with 120 days’ notice served on or after September 21, 2026 needs no compensation.
Can a landlord evict a tenant to sell the house in Ontario?
Only if the buyer or their family will move in. An Ontario landlord can serve an N12 on behalf of a purchaser only for buildings with three or fewer units, or condo units, after a firm sale agreement. The landlord must pay one month’s rent or offer another acceptable unit under section 49.1, and the 120-day exemption for landlord’s own use does not apply.
How much does it cost to file an eviction with the LTB?
The Landlord and Tenant Board charges $186 to file an L1 or L2 through the Tribunals Ontario Portal, or $201 by other methods, as of November 2026. Fees are non-refundable. The Court Enforcement Office charges a separate fee to enforce the order, and N12 or N13 cases may also require compensation to the tenant.
Do I have to pay a tenant to move out for my own use in Ontario?
Not always. For an N12 served on or after September 21, 2026, an Ontario landlord moving in themselves or family owes no compensation if the notice gives at least 120 days and ends on the last day of a rental period or term. With shorter notice, one month’s rent or another acceptable unit is required.
What happens if a tenant pays after getting an N4 in Ontario?
The N4 becomes void if the tenant pays all the arrears on the notice plus any new rent due before the landlord files an L1 with the Landlord and Tenant Board. After filing, the tenant can still avoid eviction by paying everything owed, including the filing fee, before the order is issued or by the deadline in the order.
Can a tenant stop an eviction in Ontario?
Sometimes. A tenant can void some notices by paying or fixing the problem within the set time, and can dispute any application at the LTB hearing. Under section 83 of the Residential Tenancies Act, the Board must consider all circumstances and must refuse if the landlord is in serious breach or the case is retaliation for asserting rights.
Who enforces an eviction order in Ontario?
Only the Court Enforcement Office of the Superior Court of Justice, often called the sheriff, can enforce an Ontario eviction order. The landlord must file the LTB order with the office where the unit is located. Under section 81 of the Residential Tenancies Act, an order not filed within six months of taking effect expires.
Sources
- Residential Tenancies Act, 2006, ss. 37, 39, 48, 48.1, 59, 69, 81-83, 233, 238 (e-Laws, consolidated to September 21, 2026)
- LTB brochure: How a Landlord Can End a Tenancy
- LTB brochure: If a Tenant Does Not Pay Rent
- Tribunals Ontario: LTB operational update, legislative changes effective September 21, 2026
- Tribunals Ontario: LTB forms, filing and fees
- Ontario: Renting in Ontario, your rights
- LTB brochure: Information for New Tenants
Related reading
- Can My Landlord Enter Without Notice in Ontario?
- Can a Landlord Evict You Without Going to the LTB in Ontario?
- Can My Landlord Raise the Rent Every Year in Ontario? 2027 Rules
- Can a Landlord Put Security Cameras in or Outside a Rental in Ontario?
About the author — Jatin Dua, Toronto and GTA real estate broker
I am Jatin Dua, Broker of Record and co-founder of RE/MAX Quantum Realty Inc., Brokerage, Unit 101, 799 The Queensway, Toronto. I work with buyers and sellers across Toronto and the GTA and have helped more than 100 families sell. Four-plus years of active GTA transactions and over $100 million in sales volume.
Reach me at [email protected] or 833-330-1925, or book a call.