How to Evict a Tenant in Ajax

Evicting a tenant in Ajax follows the same legal framework as anywhere in Ontario, but the town's diverse tenant base and rapid growth create specific considerations. Whether your tenant is a family that relocated from Toronto and subsequently faced job loss, a healthcare worker at Ajax Pickering Hospital, or a logistics worker from the Highway 401 corridor, the Residential Tenancies Act governs every step. Ajax's position in Durham Region means cases are processed alongside Oshawa, Whitby, and Pickering, with wait times of 6-9 months.

This guide walks you through every step of the eviction process as it applies to Ajax landlords, with realistic timelines, costs, and the specific Central-East LTB procedures you need to know. A single error on your notice or application can add 6-9 months to your timeline — which at Ajax's current rents means thousands of dollars in additional lost income.

Step 1 — Identify the Correct Grounds and Notice Form

Ontario law requires a specific, legally recognized reason to evict a tenant. You cannot evict simply because a lease has expired — under section 38 of the RTA, tenancies continue automatically month-to-month. Each eviction ground has a specific notice form, notice period, and requirements that must be met precisely.

Eviction Ground	Notice Form	Notice Period	LTB Application
Non-payment of rent	N4	14 days	L1
Interference, damage, overcrowding (1st notice)	N5	20 days	L2
Serious damage or illegal activity	N7	10 days	L2
Landlord personal use or purchaser use	N12	60 days	L2
Demolition, conversion, or major renovation	N13	120 days	L2
Persistent late payment	N8	End of rental period	L2

Using the wrong notice form is one of the most common reasons Ajax landlords have their applications dismissed at the Central-East LTB. If you are unsure which form applies, consult with a professional eviction service before serving the notice.

Step 2 — Serve the Notice Correctly

After completing the correct notice form, you must serve it using an RTA-approved method. Under section 191, acceptable service methods include personal delivery, mailbox or under the door, regular mail (add 5 days for deemed receipt), or email/fax if the tenant has previously agreed in writing.

The termination date on the notice must be calculated correctly. For monthly tenancies, the date must fall on the last day of a rental period. For an N4, the termination date must be at least 14 days from the date of service AND must be the last day of a rental period. Getting this wrong is the single most common error that leads to dismissal at the Central-East LTB.

After serving the notice at your Ajax property, immediately complete a Certificate of Service. This documents how, when, and where you served the notice and is required when you file your LTB application.

Step 3 — File Your LTB Application

If the tenant does not vacate or void the notice by the termination date, file your application with the Landlord and Tenant Board. The filing fee is $208.00 for L1 and L2 applications. Filing is done online through the LTB portal at tribunalsontario.ca.

Ajax cases are processed through the Central-East LTB office serving Durham Region. Wait times average 6-9 months for hearings, with enforcement through the Durham Region Sheriff's office adding another 4-6 weeks. Ajax's culturally diverse tenant population means landlords may encounter language barriers during the notice service process — professional service ensures that notices are properly served regardless of communication challenges. Tenants in Ajax tend to be families, which means section 83 relief arguments based on children's welfare are common at hearings.

Step 4 — Prepare for and Attend the Hearing

LTB hearings are conducted via Zoom videoconference. At the hearing, you must demonstrate that your notice was properly completed and served, that the grounds for eviction exist, and that you have complied with all landlord obligations under the RTA. The tenant has the right to attend, present evidence, and raise defences.

Under section 83 of the RTA, the adjudicator has discretion to delay or refuse eviction even if you have proven your case, if granting the eviction would be unfair given all circumstances. This is why thorough preparation and professional representation are critical — you need to address potential section 83 arguments proactively.

Step 5 — Enforce the Eviction Order

If the LTB rules in your favour, it issues an eviction order. The tenant typically has 11 days to vacate or, for L1 orders, to pay the arrears and void the order. If the tenant does not comply, you must file the order with the Court Enforcement Office (Sheriff) in Durham Region. The Sheriff will schedule enforcement, which typically takes 4-6 weeks in the Ajax area. The Sheriff's fee is approximately $400-$600. You cannot enforce the order yourself — self-help enforcement is illegal even after obtaining an LTB order.

Common Mistakes Ajax Landlords Make

• Wrong notice form: Using an N4 for a behaviour issue or an N5 when an N7 is appropriate
• Incorrect termination date: Not aligning with the last day of the rental period for monthly tenancies
• Including non-rent charges on N4: Late fees, utilities, parking — only lawful rent belongs on the N4
• Improper service: Not using an RTA-approved method or failing to complete the Certificate of Service
• Filing too early: Submitting the LTB application before the notice period expires
• Poor hearing preparation: Disorganized evidence, missing documents, no updated arrears calculation
• Delaying action: Waiting weeks or months to serve a notice after a tenant stops paying — every day of delay is lost income

A single mistake on your notice forces you to restart the process, adding another 6-9 months to your timeline. At Ajax's current average rents, that delay costs $10,000 to $20,000+ in lost income. This is why many Ajax landlords work with professional eviction notice services to get it right the first time.

Cash-for-Keys as an Alternative

Given the 6-9 months eviction timeline, some Ajax landlords find it more cost-effective to negotiate a voluntary departure. A cash-for-keys payment of $2,000-$5,000 to get the tenant out within 30 days can save $10,000+ in lost rent compared to the full process. If you pursue this approach, always use a written agreement signed by both parties. Our team can advise on whether cash-for-keys makes financial sense for your specific Ajax situation.

Frequently Asked Questions