The N4 — Notice to End a Tenancy Early for Non-payment of Rent is the most frequently used eviction notice in Ontario. When a tenant fails to pay rent on the date it is due, the landlord has the right to serve an N4 notice, which starts the clock on the eviction process under the Residential Tenancies Act, 2006. In 2023, the LTB received over 40,000 L1 applications for non-payment of rent, making the N4/L1 process the single most common landlord-tenant proceeding in Ontario.
While the N4 form itself appears straightforward, it is the notice most commonly rejected by the Landlord and Tenant Board due to errors in completion. Incorrect rent amounts, wrong termination dates, and inclusion of non-rent charges are the most frequent mistakes that cause landlords to restart the process from scratch — costing months of lost rent and additional filing fees.
N4 to Eviction Timeline — Step by Step
The following table shows the complete timeline from serving an N4 notice through Sheriff enforcement, with the typical number of days at each stage:
| Stage | Action | Days | Cumulative Days | Cost |
|---|---|---|---|---|
| 1 | Serve N4 notice to tenant | Day 1 | 1 | $0 - $150 (process server optional) |
| 2 | 14-day notice period (tenant can void by paying) | 14 days | 15 | $0 |
| 3 | File L1 application with LTB | 1 day | 16 | $208 filing fee |
| 4 | LTB processes application and schedules hearing | 7-14 days | 23-30 | $0 |
| 5 | Serve tenant with application + Notice of Hearing | 1-3 days | 24-33 | $50 - $150 (process server) |
| 6 | Wait for hearing date | 14-42 days | 38-75 | $0 |
| 7 | Attend LTB hearing (video conference) | 1 day | 39-76 | $0 |
| 8 | Receive eviction order from LTB | 1-7 days | 40-83 | $0 |
| 9 | Tenant compliance period (standard 11 days) | 11 days | 51-94 | $0 |
| 10 | File eviction order with Sheriff | 1 day | 52-95 | $400 - $600 |
| 11 | Sheriff schedules and enforces eviction | 14-28 days | 66-123 | $0 |
Total estimated timeline: 66 to 123 days (approximately 2 to 4 months). This assumes no adjournments, no tenant motions to set aside the order, and no section 83 relief granted. Complex cases with contested hearings or tenant appeals can extend the timeline to 6 months or longer.
When to Serve an N4 Notice
A landlord can serve an N4 the day after rent is due and unpaid. For most tenancies, rent is due on the first of the month. If the tenant has not paid rent by the end of the day on the first, the landlord can serve an N4 on the second. There is no legal requirement in Ontario for a grace period, and the RTA does not require the landlord to send a reminder or demand letter before serving the N4.
However, the landlord must ensure that rent is actually owing — if the tenant paid but the landlord has not yet processed the payment (for example, a cheque in the mail or an e-transfer that has not been accepted), serving an N4 could undermine the application at the LTB hearing. Best practice is to confirm with your bank or payment processor that no payment has been received before serving.
How to Fill Out the N4 Correctly
The N4 form requires the following information to be completed accurately:
- Landlord name and address — As it appears on the lease agreement
- Tenant name(s) — All tenants listed on the lease must be named on the N4
- Rental unit address — Full address including unit number
- Rent owing breakdown — Each period of unpaid rent listed separately (e.g., "March 2025 — $2,100" and "April 2025 — $2,100"). Do not lump all arrears into a single line.
- Lawful monthly rent — The current legal rent amount. This is the rent the tenant is legally required to pay, which may differ from the market rent if the landlord has not properly implemented rent increases.
- Total rent owing — Sum of all unpaid rent periods listed on the form
- Termination date — At least 14 days from the date the notice is served (19 days if served by mail)
What NOT to Include on the N4
Do not include late fees, NSF charges (recover these through an L10 application), damage deposits, key deposits, last month's rent deposits, utility arrears (unless they are part of the lawful rent as specified in the lease), parking fees (unless part of the lawful rent), or any other charges. The N4 is strictly for lawful rent owing. Including unauthorized amounts is grounds for the LTB to dismiss your L1 application.
N4 Notice Period and Termination Date Rules
The termination date on the N4 must be at least 14 days after the date the notice is served. This is a firm minimum — the LTB will not accept an application based on an N4 with a shorter notice period. The day of service does not count. If you serve the notice on January 1, day 1 of the notice period is January 2, and the earliest valid termination date is January 15.
Unlike some other notices (such as N12 and N13), the N4 termination date does not need to fall on the last day of the rental period. It simply needs to be at least 14 days from service. This gives landlords more flexibility in setting the termination date.
If the notice is served by mail, the landlord must add 5 extra days to account for delivery time. A mailed N4 requires a termination date at least 19 days from the date it is mailed.
Serving the N4 Notice
The N4 must be served using one of the methods approved under section 191 of the RTA:
- In person — Handing it directly to the tenant. This is the strongest method for proof of service.
- Under the door — Sliding it under the door of the rental unit
- In the mailbox — Placing it in the tenant's mailbox at the rental unit (not a community mailbox)
- By mail — Sending it by regular mail to the tenant's address (add 5 days to the notice period)
After serving, complete a Certificate of Service form documenting the date, time, method of service, and the name of the person who served the notice. This form is required when you file your L1 application with the LTB. Without it, the adjudicator may question whether the notice was properly served.
What Happens After Serving an N4
Scenario 1: Tenant Pays Within 14 Days
If the tenant pays the full amount of rent owing before the termination date, the N4 is voided under section 74 of the RTA. The tenancy continues, and the landlord cannot file an L1 application based on this notice. Partial payment does not void the notice — only full payment of all arrears listed on the N4 voids it. If the tenant makes a partial payment and does not pay the remainder by the termination date, the landlord can still file the L1 for the remaining balance.
Scenario 2: Tenant Does Not Pay
If the tenant does not pay the full amount by the termination date, the landlord can file an L1 application with the LTB. The L1 requests both an eviction order and an order for the tenant to pay the rent arrears. The LTB filing fee is $208. The landlord must update the arrears amount to include all rent owing up to the hearing date.
At the L1 hearing, the adjudicator will review the N4 for accuracy, confirm the arrears using the rent ledger, and determine whether to issue an eviction order. The tenant may request relief from eviction under section 83 of the RTA by proposing a repayment plan, but the adjudicator is not required to grant it — especially if the tenant has a history of non-payment.
Scenario 3: Tenant Pays After Filing But Before the Hearing
If the tenant pays all arrears after the landlord files the L1 but before the hearing, the landlord should still attend the hearing. The adjudicator may dismiss the application if the arrears are fully paid, but the landlord can request that the Board order the tenant to pay the $208 filing fee. The landlord can also request a conditional order under section 78 — this means if the tenant fails to pay rent on time in the future, the landlord can file a motion to evict without a new hearing.
Common N4 Mistakes That Lead to Dismissal
The following errors are the most common reasons L1 applications based on N4 notices are dismissed at the LTB:
- Including NSF fees, late penalties, or damage claims — The N4 is only for lawful rent. NSF charges must be pursued through an L10 application.
- Using the wrong lawful rent amount — For example, including a rent increase that was not properly implemented with a valid N1 notice and 90 days' notice.
- Setting a termination date fewer than 14 days from the service date — Remember, the day of service does not count.
- Not listing each period of rent owing separately — The form requires a breakdown by rental period (month by month), not a lump sum.
- Serving by email — Not permitted under the RTA for eviction notices, even if the tenant communicates by email.
- Not completing a Certificate of Service — This document is required when filing the L1. Without it, the application may be rejected.
- Using an outdated form — The LTB periodically updates its forms. Always download the current version from the Tribunals Ontario website.
- Filing the L1 before the notice period expires — The application cannot be submitted until the day after the termination date.
N4 for Subsidized Housing and RGI Tenants
Rent-geared-to-income (RGI) tenants are subject to the same N4 process, but the lawful rent amount on the N4 must reflect the subsidized rent, not the market rent. If the tenant's income has changed and the RGI subsidy has been adjusted, the N4 must reflect the correct current rent. Errors in the rent amount for RGI tenants are a frequent cause of dismissal.
Repeat N4 Notices — Building a Pattern
If a tenant repeatedly fails to pay rent and the landlord has served multiple N4 notices over several months, the landlord may also consider serving an N8 notice for persistent late payment. The N8 addresses the pattern of late payment rather than a specific unpaid amount. An N8 can be filed alongside an L1 (using a separate L2 application) to seek eviction based on both grounds. The combination of an L1 and L2 provides the strongest case at the hearing.
Ontario Eviction Services reviews every N4 for accuracy and compliance before it is served. We also handle the subsequent L1 filing, hearing preparation, and post-hearing enforcement through the Sheriff and collections. For landlords managing multiple properties, our property management eviction services offer bulk N4 preparation and L1 filing across your entire portfolio.