Evictions in Ontario

The four stages of a lawful eviction

Evictions in Ontario are governed entirely by the Residential Tenancies Act, 2006 (RTA), and they generally follow the same four-stage path no matter the reason: a written notice to the tenant, an application to the Landlord and Tenant Board (LTB) if the issue is not resolved, a hearing before an adjudicator, and — only if the LTB issues an eviction order and the tenant still does not leave — enforcement by the Sheriff's office. Every stage exists for a reason, and skipping any of them makes an eviction unlawful, regardless of how legitimate the underlying complaint might be.

This structure applies whether the dispute is about unpaid rent, property damage, an illegal act, or a landlord's plan to move into the unit themselves. The specific notice form differs by situation, but the overall path — notice, application, hearing, order, Sheriff — does not change.

Notice types at a glance

The RTA sets out specific notice forms depending on the reason a landlord wants to end a tenancy. The most common ones include:

• N4 — non-payment of rent. See our full guide to the N4 notice.
• N5 — interfering with reasonable enjoyment, damage to the unit, or overcrowding. Covered in our N5 notice guide.
• N6 — committing an illegal act or carrying on an illegal business in the unit.
• N7 — causing serious problems, such as significant damage or endangering someone's safety.
• N8 — ending a tenancy at the end of its term for persistent late payment or other ongoing issues.
• N12 — landlord, purchaser, or qualifying family member wants to move in themselves. See our N12 notice guide.
• N13 — the landlord plans to demolish, convert, or substantially renovate the unit (sometimes called a "reno-viction" notice), which comes with its own compensation and, in some cases, right-of-first-refusal rules.

Each notice has a different minimum notice period and a different set of conditions attached to it. Our full notices and forms hub lists every form the LTB uses, along with links to detailed guides where available.

Filing an application with the LTB

If the tenant does not resolve the issue within the notice period — for example, by paying rent owing under an N4, or by correcting a first-time behaviour under an N5 — the landlord's next step is generally to file an application with the LTB. Different notices correspond to different application types (an L1 typically follows a notice for unpaid rent, an L2 typically follows most other termination notices). Filing the application does not end the tenancy; it starts a formal adjudication process. Our LTB process guide walks through what happens from filing to scheduling.

The hearing and the eviction order

Once an application is filed, the LTB generally schedules a hearing where both the landlord and tenant can present their case. Tenants can raise defences, request more time, or point to circumstances the LTB may weigh, such as good-faith efforts to pay or genuine hardship, though the Board's ultimate decision depends on the evidence and the specific provisions of the RTA that apply. If the LTB is satisfied that the grounds for eviction have been made out, it issues a written order, which usually includes a date by which the tenant must move out. Our LTB hearing guide explains how to prepare for a hearing and what to expect from an adjudicator.

Sheriff enforcement — the only legal way

Even after the LTB issues an eviction order, the landlord cannot personally remove the tenant or their belongings. If the tenant does not move out by the date in the order, the landlord must file the order with the Court Enforcement Office (Sheriff), which then schedules and carries out the physical eviction if it becomes necessary. This is the only lawful way a tenant can be physically removed from a rental unit in Ontario. Our guide to LTB orders and enforcement covers this stage in more detail, including timelines and what tenants can expect.

Why "self-help" eviction is illegal

Because the process above is mandatory, a landlord cannot lawfully change the locks, remove a tenant's belongings, shut off utilities like heat, water, or electricity, or otherwise pressure a tenant to leave without an LTB order enforced by the Sheriff. These "self-help" tactics are illegal regardless of how valid the landlord's underlying complaint may be — even a tenant who genuinely owes months of rent cannot be locked out without going through the full LTB process. Tenants facing this kind of illegal eviction generally have strong grounds for an LTB application (a T2) seeking to be let back into the unit and compensated for any losses.

What to do next

If you are a tenant who has received a notice, it generally helps to understand exactly which form you were served, what the notice period is, and whether there is any way to void it (some notices can be cancelled if the underlying issue is fixed in time). If you are a landlord considering an eviction, following the correct notice and application process from the outset avoids delays and potential liability. See tenant rights in Ontario for a broader look at the protections tenants hold throughout this process.

Related reading

Reviewed by Ryan J. Manilla, BA, JD

Legal Reviewer · Landlord Tenant Ontario