The N4 can be served as soon as the rent due date has passed and full payment wasn’t received. 

Timing and service rules are strict — even one mistake can delay your eviction or force a refiling.

For monthly tenancies, at least 14 days after serving the N4; for weekly or daily tenancies, 7 days.

If the tenant pays everything owing before the termination date, the N4 becomes void.

If the full amount isn’t paid by the termination date, you can proceed with an application to the Landlord and Tenant Board (LTB) to evict and collect what’s still owed.

Yes. You can file an application to collect rent the tenant owes after moving out — this lets you recover arrears legally, even if they’ve vacated the unit.

There are certain restrictions, so contact us for details.

Most hearings are held virtually by video or phone. 

Our paralegals can appear on your behalf and present your evidence properly.

Lease agreement, rent ledger, copy of the N4 Notice and proof of service, and any communication with the tenant.

We help organize and file these correctly to avoid dismissal.

Only in certain circumstances. It has be written in the lease agreement under a specific section of the lease.

Otherwise, the LTB will mark it as void. If it is not permitted in the written lease, then the notice must be hand-delivered, mailed, or placed in the tenant’s mailbox as per LTB rules.

The eviction process for non-payment of rent in Ontario typically takes 6 to 12 weeks, depending on how quickly notices are served and how busy the Landlord and Tenant Board (LTB) is.

Here’s a general timeline:

N4 Notice Served: You must give the tenant 14 days to pay (7 days for weekly/daily tenancies).

Filing with the LTB (L1 Application): If the tenant doesn’t pay or move out, you can file an L1 Application immediately after the notice period expires.

Hearing Date: The LTB schedules a hearing—currently, this is usually up to 3 months.

Order and Enforcement: If the eviction is granted, the tenant normally has a few days to move out. The actual amount of time will depend on the LTB's decision. If they don’t, the Sheriff’s Office can enforce the order.

⚠️Important: Landlords who prepare paperwork correctly the first time often finish weeks faster. Cordaie Paralegal Services can help you avoid delays and get the earliest possible hearing date.

Yes — but only if the Landlord and Tenant Board (LTB) permits it. This will depend on the exact terms written in the LTB’s order or decision.

For example, some tenants may be able to void the eviction order and continue the tenancy if they meet the payment deadline specified in their individual order.

The LTB can order tenants to pay a specific amount by a set date, even without the landlord’s consent, provided the Board believes doing so will not cause prejudice to the landlord.

An LTB order may also include a clause stating that if rent is not paid on time and in full, section 78 may apply. Under section 78, if the tenant is a day late or even a cent short, the landlord can file an ex parte eviction application — meaning it can proceed without notice to the tenant.

⚠️ Important: Always keep written records of payments and communications. Even if a payment is late or incomplete, having supporting proof may still strengthen your case, depending on the circumstances.

The LTB timeline in Ontario varies based on backlog and region, but here’s the typical flow in 2025:

Serve N4 Notice: Give 14 days to pay.

File L1 Application: Immediately after the notice expires (around Day 15).

Hearing Scheduled: Usually within 2-3 months of filing, though rural areas may take longer.

Eviction Order Issued: Typically 30-90 days after the hearing.

Enforcement (Sheriff): Booking with the Sheriff can take another 2–3 weeks or much longer (depending on workload).

Overall, most non-payment evictions take 8–14 weeks (or even longer) from notice to vacant possession.

To avoid unnecessary delays, ensure every form (N4, L1, Certificate of Service) is accurate — errors can reset the entire process.