N4 Form Ontario: How to Serve Notice for Non-Payment of Rent

What Is the N4 Form?

The N4 is officially called "Notice to End a Tenancy Early for Non-payment of Rent." It is a form prescribed by the Ontario Landlord and Tenant Board (LTB) under the Residential Tenancies Act, 2006 (RTA). Serving an N4 is the first formal step in the process when a tenant has not paid rent.

The N4 gives the tenant a specific number of days to pay the full amount of rent owing. If they pay within that period, the notice is cancelled. If they do not pay, the landlord can apply to the LTB for an eviction order.

When Can You Serve an N4?

You can serve an N4 the day after rent is due and remains unpaid. If rent is due on the first of the month and the tenant has not paid by the second, you are legally entitled to serve the notice that day.

Most landlords wait a few days to allow for bank processing delays or simple oversights. However, there is no legal requirement to wait beyond the due date.

How to Fill Out the N4: Step by Step

Section 1: Tenant and Rental Unit Information

Enter the full legal name of every tenant on the lease. If the lease lists three tenants, all three names must appear on the N4. Missing a name can give grounds for challenging the notice. Enter the complete address of the rental unit, including unit number.

Section 2: Termination Date

The termination date depends on the type of tenancy:

• Monthly or yearly tenancy: At least 14 days after the date you serve the notice
• Daily or weekly tenancy: At least 7 days after service

Count carefully. Day one is the day after you serve the notice, not the day of service. For example, if you serve the N4 on March 5, the earliest termination date for a monthly tenancy is March 19 (14 days later).

Section 3: Amount of Rent Owing

This section requires a detailed breakdown of the rent owed. For each period of unpaid rent, list:

• The rental period (e.g., March 1 to March 31, 2026)
• The rent charged for that period
• The amount paid (if any partial payment was made)
• The balance owing for that period

Add up all periods to show the total rent owing. Double-check your math. Errors in this section are the most common reason N4 forms get dismissed at the LTB.

Important: Only include rent in this calculation. Do not include utility arrears, damage charges, NSF fees, or other non-rent amounts. The N4 is exclusively for rent owing.

Section 4: Signature

Sign and date the form. You can sign as the landlord or have your authorized representative sign on your behalf.

How to Serve the N4

The RTA allows several methods of service:

• In person: Hand it directly to the tenant
• Under the door: Slide it under the door of the rental unit
• In the mailbox: Place it in the tenant's mailbox at the rental unit
• By mail: Send it by regular mail (add 5 extra days to the termination date)

Whichever method you use, record the date, time, and method of service. Take a photo of the notice at the door if you slide it under. This documentation matters if the tenant disputes service at a hearing.

What Happens After You Serve the N4

If the Tenant Pays in Full

If the tenant pays all the rent owing before the termination date on the notice, the N4 is void. The tenancy continues as normal. You cannot proceed with an eviction application based on a voided N4.

If the Tenant Does Not Pay

Once the termination date passes without full payment, you can file an L1 application (Application to Evict a Tenant for Non-payment of Rent and to Collect Rent the Tenant Owes) with the LTB. The L1 requires a filing fee and copies of the N4, proof of service, and a rent ledger.

If the Tenant Pays Partially

A partial payment does not void the N4. The full amount must be paid. However, you should update your rent ledger to reflect any partial payments before the L1 hearing.

Common Mistakes That Invalidate an N4

• Termination date is too early (not enough notice days)
• Math errors in the rent owing calculation
• Including non-rent charges (utilities, damages, cleaning fees)
• Missing tenant names from the lease
• Serving the notice before rent is actually overdue
• Using an outdated version of the form
• Not keeping proof of how and when the notice was served

N4 vs. Other Notice Forms

The N4 is specifically for non-payment of rent. Other situations require different forms:

• N5: Tenant interference with others or damage to the unit
• N7: Serious impairment of safety
• N8: Persistent late payment of rent (a pattern, not a single instance)
• N12: Landlord's own use or purchaser's own use

Practical Tips

• Always communicate with the tenant before or alongside serving the N4. Sometimes a conversation resolves the issue faster than a formal process
• Keep a detailed rent ledger showing every payment received, the date, the amount, and the method of payment
• Download the current version of the N4 directly from the LTB forms guide to ensure you have the latest version
• Consider whether a payment plan makes sense before proceeding to the L1 stage

Key Takeaways

• The N4 can be served the day after rent is due and unpaid
• Monthly tenants get at least 14 days to pay; weekly tenants get 7 days
• Only include rent in the amount owing, not other charges
• If the tenant pays in full before the termination date, the notice is void
• If they do not pay, file an L1 application with the LTB
• Document everything: the notice, the service method, and all payment records