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Ontario Landlords: What Professional File Set-Up Includes for LTB Matters (2025 Guide)
•11 min read•Last updated: 2025-12-05
Comprehensive guide on what professional LTB file setup includes: reviewing tenancy documents, verifying rent calculations, drafting notices and applications, organizing evidence, and preparing for hearings.
When rent isn't paid on time, Ontario landlords must follow specific steps under the Residential Tenancies Act (RTA) and the Landlord and Tenant Board (LTB). This guide explains what you can do, what you must avoid, key timelines, and when you can lawfully pursue eviction. It is general information, not legal advice. [1][2]
Quick Answers
- Can I change the locks if rent is unpaid? No. You must follow the LTB process—self-help evictions are illegal. [1]
- How soon can I serve an N4? The day after rent is due and unpaid. [3]
- How many days does the tenant get on an N4? Typically 14 days (or 7 days if rent is paid weekly/daily). [3]
- If the tenant pays in full before the N4 termination date, can I still evict? No—the N4 becomes void if arrears are paid in full by the termination date. [3]
- When do I file the L1? After the N4 termination date if arrears remain and the tenant still occupies the unit. [2][4]
Step 1 — Confirm What Happened (and Document It)
- Check the lease, rent due date, payments received, and total arrears.
- Keep a record of notices, texts/emails, bank statements, and any partial payments.
- Be professional; do not shut off utilities or threaten eviction outside the LTB process. [1]
Step 2 — Serve Form N4 (Notice to End Tenancy for Non-payment of Rent)
- Timing: Serve the N4 the day after the missed due date. [3]
- Content: The N4 must state the arrears, how you calculated them, and the termination date. [3]
- Cure period: 14 days (or 7 days for weekly/daily tenancies). If the tenant pays in full by the termination date, the notice is void. [3]
- Tip: Keep proof of service (method, date, recipient). You will need it later if you file an L1. [2]
"If the tenant pays in full before the N4 termination date, the notice becomes void and you cannot proceed with eviction."
Step 3 — File the L1 if Arrears Remain After the N4 Deadline
- Use L1: Application to Evict a Tenant for Non-payment of Rent and to Collect Rent the Tenant Owes. [2][4]
- Include: Proof of service for the N4, rent ledger, and evidence of arrears.
- Expect: A Notice of Hearing (or case management) with deadlines for serving disclosure. Follow LTB instructions exactly. [2]
Step 4 — Prepare for the Hearing
- Serve and file your evidence on time (rent ledger, lease, notices, proof of service, communications). [2]
- Review LTB Interpretation Guideline 11 (Rent Arrears) for how adjudicators approach non-payment cases. [5]
- Attend the hearing, be concise, and focus on dates, amounts, and documents.
After the Order
- If you obtain an order for eviction and/or arrears, follow LTB and Sheriff procedures precisely.
- To enforce an eviction order, the Sheriff carries it out—landlords cannot evict on their own. [1]
Common Mistakes to Avoid
- Serving the N4 too early or with the wrong dates/amounts. [3]
- Accepting partial payment without clarifying whether it resolves the arrears (can affect the application). [5]
- Changing locks or cutting off services (illegal self-help). [1]
Related Forms & When They Apply
- N4 — Non-payment of rent (this article). [3]
- L1 — Application to evict for non-payment and collect arrears. [2][4]
- N8 — Persistent late payment (leads to L2; not voidable by a make-up payment). Use only when lateness is chronic. [6]
Need help with landlord–tenant matters?
We can prepare your N4, file your L1, assemble evidence, and represent you at the LTB.