The Ontario Eviction Process, Start to Finish

01

What are the steps to evict a tenant in Ontario?

The LTB brochure How a Landlord Can End a Tenancy (last updated September 21, 2026) sets out the same basic path for almost every eviction. Tenants can stay until they leave voluntarily, agree to end the tenancy, or the landlord obtains an LTB eviction order.

1. Serve a written notice of termination on the correct LTB form for your reason. Some situations, such as abandonment or a written agreement to end the tenancy, need no notice.
2. Wait out the notice. For voidable notices (most for-cause notices, including the N4), you cannot apply unless the tenant fails to fix the problem by the deadline in the notice. For non-voidable notices you can apply as soon as the notice is given.
3. Apply to the LTB if the tenant does not move out: Form L1 for non-payment of rent, Form L2 for most other reasons. L1, L2 and several other applications can be filed through the Tribunals Ontario Portal.
4. Attend the hearing. The LTB sends a notice of hearing with the date, time and format (most hearings are by video or phone). You must prove the tenant should be evicted, and the tenant can dispute the application or ask for more time.
5. Receive the written order. The adjudicator's decision is always in writing and is sent by email or mail.
6. File the eviction order with the Court Enforcement Office of the Superior Court of Justice and pay its fee. The LTB does not enforce orders.

02

Which notice do I serve, and what does each one cover?

The form depends on your reason. Notice periods below are from the LTB brochure. Always download the current form, because several changed on September 21, 2026.

• N4, Notice to End your Tenancy Early for Non-payment of Rent: 7 days for notices given on or after September 21, 2026 (previously 14). The tenant can void it by paying all rent owed, plus any new rent that has come due, before you apply. See our N4 guide.
• N5, Notice to End your Tenancy for Interfering with Others, Damage or Overcrowding: 20 days on a first notice, with a chance for the tenant to correct the problem. See our N5 guide.
• N7, Notice to End your Tenancy for Causing Serious Problems in the Rental Unit or Residential Complex: 10 days, for wilful damage, serious impairment of safety and some substantial interference cases.
• N8, Notice to End your Tenancy at the End of the Term: used for persistent late payment and a few other reasons; 28 days for daily or weekly tenancies, 60 days for others.
• N12, Notice to End your Tenancy Because the Landlord, a Purchaser or a Family Member Requires the Rental Unit: 60 days. See our N12 guide.
• N13, Notice to End your Tenancy Because the Landlord Wants to Demolish the Rental Unit, Repair it or Convert it to Another Use: 120 days.
• N11, Agreement to End the Tenancy: not a notice but a written mutual agreement. A landlord cannot require a tenant to sign one.

03

Do I file an L1 or an L2 application?

Use the L1, Application to evict a tenant for non-payment of rent and to collect rent the tenant owes, after an N4 expires and the tenant has not paid. According to the LTB brochure, there is no deadline to file an L1. For a walkthrough of the form, see our L1 guide.

Use the L2, Application to End a Tenancy and Evict a Tenant or Collect Money, for most other notices such as N5, N7, N8, N12 and N13. The brochure says L2 applications are generally due within 30 days after the termination date in the notice.

Each side must give the other its evidence at least 7 business days before the hearing (5 days for responding evidence), unless the LTB directs otherwise. On an L1, landlords also submit the Application Information Update at least 5 business days before the hearing.

04

Can I change the locks or remove the tenant myself?

No. The LTB brochure states that it is illegal for a landlord to change the locks to a rental unit or the building without giving the tenant a key for the new locks. The only exceptions are an eviction carried out by the Sheriff or a unit you are sure the tenant has abandoned. A locked-out tenant can apply to the LTB to be let back in.

05

How is an eviction order enforced by the Sheriff?

An eviction order can only be enforced by the Court Enforcement Office of the Superior Court of Justice, often called the Sheriff. You file a copy of the order with the office that serves the rental unit's area and pay the Sheriff's fee. Ontario has 49 enforcement offices.

According to ontario.ca (updated October 1, 2026), LTB residential eviction orders can be filed online only for Toronto matters, and staff review online submissions within 3 business days. Elsewhere you file in person or by mail. Enforcement starts only once the office has all needed materials.

06

Can the tenant ask for a review of the eviction order?

Yes. For orders issued on or after July 1, 2026, a review must be requested within 15 days of the order's issue date (previously 30). Under the LTB's Interpretation Guideline 8, a review request does not automatically stop the order; the adjudicator decides whether to stay it. An order made without a hearing can be challenged with a motion to set aside within 10 days, which automatically stays the order if filed on time.

07

What changed on September 21, 2026?

The LTB's operational update lists changes from Bill 60 (Fighting Delays, Building Faster Act) and Bill 97 that apply to evictions:

• N4 notice period cut from 14 days to 7 days for notices given on or after September 21, 2026.
• Persistent late payment is now defined as rent received more than seven days after the due date at least three times in a six-month period.
• On arrears applications filed on or after that date, a tenant who wants to raise other issues at the hearing must pay the landlord half the claimed arrears at least seven days before the hearing.
• On N12 notices (not purchaser's use) served on or after that date with at least 120 days' notice, compensation and an alternate unit are no longer required. The landlord or family member must normally move in within 60 days of the termination date.
• Stricter tests for delaying an eviction or cancelling an order based on an agreement or tenant's notice.
• Updated N5, N6, N8, N12, N13, L1, L2, L9, L10 and T5 forms; previous versions will no longer be accepted as of November 30, 2026.

08

How long does an eviction take in Ontario?

It depends on the notice period (7 to 120 days by reason), the wait for a hearing, the written order and the Court Enforcement Office's workload. The LTB says orders are generally issued within its service timeline of 30 days or less after a hearing. We found no current, dated official figure for hearing waits or Sheriff enforcement times, so check with the LTB and your local enforcement office.