N4 Notice (Ontario): Non-Payment of Rent Guide for Landlords
If your tenant hasn't paid rent, the N4 is the first legal step in Ontario to address arrears and begin the LTB eviction process. This guide covers when to serve, how to count the days by service method, the mistakes that void notices, and a monthly video walkthrough by Paul J. Rouillard.
Use the N4 Every Month — Why "Being Nice" Backfires
Many landlords wait too long. Every week you wait is a week added to the end of the process — and the arrears keep growing. Serving the N4 the moment rent is late isn't aggressive; it's how the system is designed to work:
- It creates a paper trail the LTB expects to see.
- It starts the legal clock — you can't file the L1 without it.
- It's void automatically if the tenant pays in full, so a good tenant loses nothing.
- Paired with Equifax rent reporting, it dramatically improves payment behaviour.
The N4 protects your cash flow and your case. Serve it every month rent is late — no exceptions.
Approved Methods of Service & Termination Timing
The termination date must be at least 7 days after service (12 days total if served by regular mail) — for every tenancy type since Bill 60 took effect on September 21, 2026. Count carefully — a one-day error voids the notice.
| Method | Effective delivery date | Days to count |
|---|---|---|
| In person to the tenant | Day handed | 7 days |
| Handed to another adult in the unit | Same day | 7 days |
| Placed in mailbox or mail slot | Day left where mail is ordinarily delivered | 7 days |
| Slid under the door | Same as mailbox | 7 days |
| Courier | First business day after sending | 8 days total |
| Regular mail | 5 days after mailing (LTB rule) | 12 days total |
| Email (written consent in lease) | Day sent | 7 days |
| Tribunals Ontario Portal (with consent) | Day uploaded | 7 days |
⚠️ Not Valid Methods of Service
Taping the N4 to the door, leaving it with a neighbour, posting it in the building, text message, voicemail, or a phone call. Invalid service = invalid notice = start over.
📌 Worked Example
You email the N4 (with written email consent in the lease) on December 6. The earliest valid termination date is December 13 — 7 clear days later. If the arrears aren't paid in full by then, file the L1 application on December 14.
Bill 60 note: for N4s served on or after September 21, 2026 the notice period is 7 days for every tenancy type (it was 14 for monthly tenancies). Use the LTB's new 2026/09 N4 form — the old version stops being accepted on November 30, 2026. Everything now in force under Bill 60.
🎥 Monthly N4 Demonstration — Follow Along
Every month, Paul J. Rouillard — founder of OLH Group and LandlordEzy.ca — records a fresh N4 walkthrough with that month's dates, showing exactly how to complete, serve, and document the notice, and how to start rent reporting to Equifax at the same time.
N4 Notice FAQs
When should I serve the N4?
Does the N4 automatically evict my tenant?
What mistakes cause delays?
What does it cost to have OLH handle it?
Rent Not Paid? Serve the N4 Correctly and Protect Your Cash Flow.
A licensed Ontario paralegal will review your situation free — dates, service, documentation, and next steps. Educational content is no substitute for direction on your specific case.
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