How to Evict a Tenant in Ontario: Complete Step-by-Step Process (2026)

No landlord wants to evict a tenant. It is stressful, time-consuming, and expensive. But sometimes it is necessary, and when it is, you need to follow Ontario's legal process precisely. Cutting corners does not just risk your case being dismissed. It can result in fines, compensation orders, and a permanent stain on your record at the LTB.

This guide covers the complete eviction process in Ontario for 2026, including timelines, forms, hearings, and what happens when a tenant refuses to leave.

Legal Grounds for Eviction

You cannot evict a tenant simply because you want them out or because you want to raise rent. The Residential Tenancies Act specifies the grounds on which a landlord can terminate a tenancy. The most common are:

Non-Payment of Rent (N4)

The most frequently used ground. If a tenant has not paid rent when due, you serve an N4 form giving them 14 days to pay. If they pay in full within that period, the notice is void.

Persistent Late Payment (N8)

If a tenant is consistently late with rent (even if they eventually pay), you can serve an N8 notice. This addresses the pattern of lateness rather than a specific missed payment.

Cause Damage or Disturb Others (N5)

If a tenant is causing significant damage to the property or substantially interfering with the reasonable enjoyment of other tenants or the landlord, you serve an N5 with 20 days to correct the behaviour. If the behaviour resumes within six months, you can serve a second N5 that does not have a correction period.

Landlord's Own Use (N12)

If you, a close family member, or a caregiver genuinely needs to move into the unit, you serve an N12 with at least 60 days notice. The termination date must be the end of a rental period. You must also pay the tenant one month's rent as compensation or offer another acceptable unit.

Demolition, Major Repairs, or Conversion (N13)

If you plan to demolish the property, undertake major renovations that require the unit to be vacant, or convert it to non-residential use, you serve an N13 with at least 120 days notice.

Step 1: Serve the Correct Notice

Each ground for eviction has a specific form. Using the wrong form or making errors on the form are the most common reasons eviction applications are dismissed.

How to Serve Notice

• In person: Hand it directly to the tenant
• Under the door: Slide it under the door of the rental unit
• By mail: Add 5 days to the notice period for mailing time
• By email: Only if the tenant has agreed to receive notices electronically

Always keep a copy of the notice and document how and when you served it. You will need this at the hearing.

Step 2: Wait for the Notice Period to Expire

Each notice has a specific waiting period:

• N4 (non-payment): 14 days
• N5 (first notice): 20 days to correct the issue
• N8 (persistent late payment): Termination date at end of rental period, at least 60 days
• N12 (landlord's own use): At least 60 days, ending at the end of a rental period
• N13 (demolition/renovation): At least 120 days

During this period, the tenant has the right to comply with the notice (pay the arrears, correct the behaviour) and void it. If they do, you cannot proceed with the eviction on that notice.

Step 3: File an Application with the LTB

If the notice period expires and the tenant has not complied or moved out, file an application with the Landlord and Tenant Board:

• L1 application: For non-payment of rent (follows N4)
• L2 application: For all other grounds (follows N5, N8, N12, N13, etc.)

Filing fees are approximately $200 (check the LTB website for current amounts). You can file online through the Tribunals Ontario portal. Include copies of the notice served, proof of service, and any supporting documentation.

Step 4: Attend the LTB Hearing

The LTB will schedule a hearing, typically 4 to 8 weeks after filing, though wait times have been longer in recent years due to backlogs. Hearings are currently conducted through video conference.

Preparing for the Hearing

• Organize all evidence chronologically: lease, notices, proof of service, payment ledger, communications
• Prepare a summary of your case with specific dates and amounts
• Bring copies of everything for the Board member and the tenant
• Be factual, calm, and concise. Stick to the evidence

What to Expect

The Board member will hear from both sides. The tenant may raise their own issues (under Section 82 of the RTA), such as maintenance problems. If the Board finds merit in the tenant's claims, they can reduce the amount owed or deny the eviction.

This is why maintaining your property matters. A landlord seeking eviction for non-payment who has ignored maintenance requests is at a disadvantage.

Step 5: Obtain and Enforce the Order

If You Win

The LTB issues an eviction order specifying a date by which the tenant must vacate. For non-payment cases, the tenant may be given a few extra days. For other grounds, the timeline varies.

If the Tenant Still Does Not Leave

File the LTB order with the Court Enforcement Office (Sheriff's Office) in your area. The Sheriff will schedule enforcement, which involves physically attending the property and removing the tenant if necessary. There is an additional fee for this service.

What You Cannot Do

At no point during the eviction process can you:

• Change the locks on the tenant
• Remove the tenant's belongings
• Shut off utilities or vital services
• Harass or intimidate the tenant into leaving
• Enter the unit without proper notice (except emergencies)

These actions constitute illegal eviction under Section 233 of the RTA and carry fines of up to $50,000 for individuals.

Timeline: How Long Does Eviction Take?

From serving the initial notice to actual enforcement, the typical timeline in Ontario is:

• Notice period: 14 to 120 days depending on the ground
• LTB scheduling: 4 to 12 weeks after filing (varies with backlog)
• Post-hearing enforcement: 1 to 4 weeks after the order

Total: approximately 2 to 6 months for a straightforward non-payment case. More complex cases or those with adjournments can take longer.

Costs of Eviction

• LTB filing fee: approximately $200
• Sheriff's enforcement fee: approximately $400 to $600
• Lost rent during the process: varies (often $2,000 to $10,000+)
• Legal representation (if used): $1,500 to $5,000+
• Unit turnover costs after eviction: varies

Prevention Is Cheaper Than Eviction

The best eviction strategy is never needing one. Thorough tenant screening eliminates most problem tenancies before they start. Clear communication, prompt maintenance, and professional management keep good tenants in your properties longer.

But when eviction is necessary, follow the process step by step. Document everything. Stay calm and professional. The law is on your side when you follow it correctly.