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Landlord guide
As a landlord in Ontario, you have both rights and responsibilities under the Residential Tenancies Act. This guide covers the common situations and what to do about them.
Official links:
Tenant not paying rent
Most common reason landlords go to the LTB.
What to do:
- Serve an N4 Notice — Gives tenant 14 days to pay up or move out
- If they don’t pay, file an L1 Application — Asks the LTB for a hearing and eviction order
- Attend the hearing — Bring your rent ledger and evidence
- If you win, file with the Sheriff — They enforce the actual eviction
Forms: N4, L1, Certificate of Service
See a rent arrears case example →
Tenant causing problems
Noise, damage, illegal activity, too many occupants.
What to do:
- Serve an N5 Notice — Tenant gets 7 days to stop the behavior
- If it continues, file an L2 Application
- Bring evidence — Photos, written complaints, police reports
Forms: N5, L2, Certificate of Service
Need the unit for yourself or family
Legitimate reason for eviction, but you actually have to move in.
What to do:
- Serve an N12 Notice — 60 days required
- Pay tenant one month’s rent — Compensation requirement
- File L2 Application if they don’t leave voluntarily
- Actually move in — Bad faith evictions have serious penalties
Forms: N12, L2, Certificate of Service
Common landlord forms
Notices (serve before filing)
| Form | For | Notice period |
|---|---|---|
| N4 | Unpaid rent | 14 days |
| N5 | Disturbance/damage | 20 days (first) |
| N6 | Illegal activity | 10-20 days |
| N7 | Serious problems | 10 days |
| N12 | Personal use | 60 days |
| N13 | Demolition/renovation | 120 days |
All forms at tribunalsontario.ca/ltb/forms
Applications (after notice expires)
| Form | For | Fee |
|---|---|---|
| L1 | Evict for non-payment + collect arrears | $201 |
| L2 | Evict for other reasons | $201 |
| L3 | End tenancy (tenant agreed) | $201 |
| L9 | Collect rent (no eviction) | $201 |
| L10 | Collect from former tenant | $201 |
Things to know
Documentation matters
- Keep a detailed rent ledger—every payment, every date
- Save all communications—emails, texts, letters
- Take photos of property condition regularly
- Get things in writing—verbal agreements are hard to prove
Serve properly
Improper service can get your case thrown out. Valid methods:
- Hand it to the tenant directly
- Leave it in the mailbox or mail slot
- Slide it under the door
- Registered mail (add 5 days to the notice period)
Always complete a Certificate of Service.
Know the timelines
| N4 to L1 | Wait until N4 expires (14+ days) |
| Hearing wait | Usually 2-4 months |
| Voiding period | 11 days after order (tenant can still pay) |
| Sheriff enforcement | 1-2 weeks after filing |
Common mistakes
❌ Wrong termination date on notice
❌ Filing the application before the notice expires
❌ Missing the hearing (case gets dismissed)
❌ Disorganized evidence
❌ Illegal lockout (serious penalties)
Disclaimer
This is an educational guide, not legal advice. We’re not affiliated with the LTB or the government.
For official info: tribunalsontario.ca/ltb
For legal advice: talk to a licensed lawyer or paralegal.
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Sourced from Landlord and Tenant Board - Tribunals Ontario • Last updated: September 18, 2025