Lease and Rental Management
When a tenant in Ontario fails to pay rent on or before the due date, the landlord can serve an N4 — Notice to End a Tenancy Early for Non-payment of Rent. This is the first formal step in the Ontario eviction process.
The N4 can be served the day after rent is due. For example, if rent is due on the 1st and not received, you can serve the N4 on the 2nd. Do not wait weeks before serving — every day of delay extends the process.
Ontario Tenancy Law
The N4 gives the tenant 14 days to pay the full amount owing (or void the notice) if they pay monthly. The notice must include: the amount of rent owing, the rental period(s) unpaid, and the date by which the tenant must pay or vacate.
If the tenant pays all arrears within the 14-day window, the N4 is void and the tenancy continues. If they don't pay, you can then file an L1 application with the Landlord and Tenant Board to obtain an eviction order.
Protecting Landlord Rights
Serving the N4 correctly matters. Methods: in person (hand to tenant or adult in unit), by mail (add 5 days to the termination date), under the door, or through a mail slot. Keep a record of when and how you served the notice.
Common mistakes: using an incorrect rent amount, wrong termination date, or missing the tenant's name or address. Any error can invalidate the N4 and restart the process. D&D Property Management handles all notices and LTB applications for our clients.
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