The eviction process in Ontario is strictly regulated and procedural. Even when a tenant is clearly in breach of their obligations, landlords must follow the exact steps set out under the Residential Tenancies Act. Skipping or misapplying a single step can result in dismissal and months of delay.
This guide explains the Ontario eviction process step by step, with specific insight for Toronto landlords navigating the Landlord and Tenant Board.
Step 1: Serve the Correct Eviction Notice
The eviction process begins with serving the correct notice, based on the reason for eviction:
- N4 – Non-payment of rent
- N5 – Interference or damage to the rental unit
- N6 – Illegal act
- N7 – Causing a serious problem or impaired safety
- N8 – Persistently late payment and some other reasons
- N12 – Landlord’s own use or purchaser’s use
- N13 – Demolition, conversion, or major renovation
Step 2: Wait the Mandatory Notice Period
Each notice includes a statutory waiting period that must fully expire before an application can be filed. Filing early automatically invalidates the eviction.
Waiting periods range from 7 days to 120 days, depending on the notice used.
Step 3: File an Application with the LTB
Once the notice period expires, landlords may file:
- L1 Application (N4 cases)
- L2 Application (most other notices)
Toronto landlords should expect to wait several weeks or longer for a hearing date, depending on Landlord and Tenant Board scheduling.
How long an eviction takes in Toronto.
Step 4: Prepare Evidence for the Hearing
Evidence preparation is one of the most common failure points in eviction cases. Landlords should gather:
- Proof of service
- Rent ledgers or accounting records
- Photos, invoices, or inspection reports
- Written witness statements (if applicable)
Incomplete or poorly organized evidence can result in dismissal.
Step 5: Attend the LTB Hearing
Hearings are typically conducted virtually. During the hearing:
- The landlord presents evidence
- The tenant may raise defences or request relief
- The adjudicator may ask procedural questions
Some decisions are issued orally, while others are reserved and released in writing weeks later.
Step 6: Receive the Eviction Order
If the eviction is granted, the LTB issues an eviction order specifying the date the tenancy is terminated. Landlords cannot enforce the order themselves.
Attempting to remove a tenant without enforcement is illegal.
Step 7: Enforce the Order Through the Sheriff
Only the Court Enforcement Office (Sheriff) can physically evict a tenant. In Toronto, enforcement may take up to 3 additional weeks after filing with the Sheriff.
Common Reasons Evictions Are Dismissed
- Incorrect or defective notices
- Improper service
- Filing before timelines expire
- Insufficient evidence
- Procedural non-compliance
Most dismissals are preventable. Common eviction mistakes Ontario landlords make.
When Professional Help Is Advisable
Many Ontario landlords lose eviction cases not because the eviction lacks merit, but because the process was not followed precisely. Early professional guidance often prevents costly restarts.
