Taking Action When Illegal Activity Occurs in Your Rental Property
Learn how Ontario landlords can legally end a tenancy using an N6 notice.
Illegal or dangerous activity in a rental unit puts your property and others at serious risk. Ontario landlords can act quickly — but only by following the strict requirements of the Residential Tenancies Act.
An N6 Notice is used when a tenant or their guest has committed an illegal act, caused serious damage, or endangered safety. Errors can delay or derail your case.
Our licensed Ontario paralegals prepare, serve, and enforce N6 Notices properly — helping you act decisively and protect your property with confidence.
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What is an N6 Notice?
An N6 Notice is a legal form under Ontario’s Residential Tenancies Act (RTA) that allows landlords to terminate a tenancy due to illegal activity or serious harm caused by the tenant or their guests.
An N6 can be served for:
- Illegal acts committed on or near the rental property
- Drug trafficking, production, or possession for trafficking
- Causing serious damage to property
- Endangering the safety of others
- Overcrowding that violates health standards (in some cases)
An N6 can lead to fast-track eviction, depending on the severity and nature of the activity.
Need Help Evicting a Tenant Legally In Ontario?
Our landlord licensed paralegals can help you serve an N6 Notice properly and avoid costly legal mistakes.
When Should You Use an N6 Notice?
Use an N6 if the tenant or someone under their control is involved in:
- Possessing or trafficking illegal drugs
- Running unlawful businesses (e.g. fraud, stolen goods)
- Criminal activity that threatens neighbors or the property
- Deliberate damage caused during unlawful acts
Important: You’ll need proof (police report, witness statements, photos, etc.) to support your case at the Landlord and Tenant Board (LTB).
Not Sure if Your Situation Qualifies for an N6 Notice?
Speak with an Ontario landlord paralegal today and find out the right legal steps before filing.
How to Serve an N6 Notice Legally
To be valid, an N6 Notice must:
- Be issued using the official LTB form (Form N6)
- Include detailed information about the illegal act (dates, location, nature)
- Be served as soon as possible after learning of the incident
Some N6 cases allow for immediate filing to the LTB with no opportunity for the tenant to correct the issue.
Worried About Serving the N6 Incorrectly?
Our landlord licensed paralegals can help you file and serve your N6 Notice properly to avoid dismissal at the LTB.
What Happens After the N6 is Served?
Depending on the circumstances:
- You may file an L2 Application immediately if the offence is serious
- A hearing will be scheduled
- You must bring evidence: documents, police records, photos, witness affidavits
If the tenant doesn’t attend or can’t prove innocence, an eviction order may be issued.
Ready to Take the Next Step?
Get professional help filing your application and preparing for your LTB hearing to ensure your eviction holds up legally.
How Cordaie Paralegal Services Helps Landlords?
We protect landlords by:
- Reviewing whether an N6 is legally appropriate
- Drafting and serving the N6 Notice correctly
- Helping you gather police reports, affidavits, or other evidence
- Filing your LTB application on time
- Representing you at the hearing
- We ensure your documentation and process stand up to LTB scrutiny.
Get Professional Legal Help With Your N6 Notice Today.
Our licensed paralegals handle everything — from serving the notice to representing you at the LTB hearing.
“I am very happy with Damian's paralegal services. He goes above and beyond to represent us in a successful manner. Damian is very effective in representing clients regarding challenging Landlord/Tenant situations. He really cares about his clients - keeping them informed and providing knowledge, advice and years of experience resulting in a successful outcome. I highly recommend.”
Annemarie B., Former Client
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We Help Landlords Across Ontario
Serving landlords across Ontario — including your city.
Whether you’re in Toronto, Ottawa, Hamilton, London, or anywhere in between, our licensed paralegals are ready to help. We serve all of Ontario.
FAQs About Non-Payment of Rent in Ontario
An eviction for illegal activity is one of the most serious types of applications a landlord can file. In Ontario, you may serve an N6 Notice when a tenant or someone in the unit is engaging in illegal acts, causing safety risks, or damaging the property. These situations often involve stress, urgency, and safety concerns, and landlords are expected to act properly and within the legal process — not immediately remove the tenant.
It’s important to understand that:
- The Landlord and Tenant Board (LTB) requires evidence, not suspicion.
- The type and severity of the illegal activity determines whether the tenant has the right to remedy the issue.
- In some cases, eviction can proceed very quickly, while in others, careful documentation and preparation are essential.
Our role is to help you organize your case clearly, protect your safety and legal rights, and guide you through the correct steps to achieve a successful outcome.
If you’re dealing with a situation that feels urgent or unsafe, you don’t need to handle it alone. We can take over communication, evidence preparation, and representation at the Board.
1. What is considered “illegal activity” under an N6 eviction notice in Ontario?
Illegal activity includes drug trafficking, possession of illegal substances for the purpose of trafficking, running unlawful businesses, theft, vandalism, fraud, or any criminal offence occurring on or near the rental property.
It can also include activity that endangers the safety of others or causes serious damage.
2. Can I evict a tenant immediately with an N6 notice?
In serious cases, yes. If the offence involves violence, trafficking, or significant danger to others, you can file an L2 application to the Landlord and Tenant Board (LTB) immediately after serving the N6 — without waiting for the usual notice period. Other cases may require you to wait 10 days before filing.
3. Do I need proof to serve an N6 notice?
Absolutely. You’ll need to show credible evidence at the LTB hearing. This may include police reports, witness statements, photos, or written complaints from neighbors. Without evidence, your eviction case could be dismissed.
4. What if the tenant denies the illegal activity?
The Landlord and Tenant Board (LTB) will review both sides at the hearing.
As the landlord, the burden of proof is on you. If your documentation, witness testimony, or police involvement supports your claim, the LTB can still issue an eviction order — even if the tenant disputes it.
5. Can I use an N6 for suspected drug use or just confirmed trafficking?
N6 is primarily for trafficking, production, or possession for trafficking, not simple use. Suspected use alone is rarely enough. However, if the activity involves safety risks, damage, or nuisance, you may consider a different notice, like N5 or N7.
6. What’s the difference between an N6 and an N7?
N6 is for illegal activity or serious property damage due to illegal acts.
N7 is for cases involving interference, safety risks, or consistent damage and is often used for repeat issues.
N7s can apply to first-time serious violations and allow shorter notice periods.
A licensed paralegal can help determine which form applies to your situation.
7. Can my tenant sue me if I serve an N6 in error?
If you serve an N6 Notice without valid grounds or falsely accuse a tenant, you may face bad-faith allegations, especially if you acted without evidence.
This could result in LTB penalties, delays, or dismissal.
It’s critical to get legal advice first.
Common Mistakes to Avoid
Our most requested services by landlords:
- Serving the wrong form (e.g., N5 or N7 instead of N6)
- Failing to collect or document proof
- Vague descriptions (“they were doing drugs”) with no specific details
- Waiting too long after the incident
- Trying to “warn” the tenant instead of taking proper legal steps
Avoid These Costly Landlord Mistakes.
Get expert help to make sure your N6 Notice is filed and served 100% correctly under Ontario law.
