Ontario Eviction Notices · N4

The Ontario N4 Notice, Explained: Non-Payment of Rent

The N4 is the Notice to End a Tenancy Early for Non-payment of Rent — the most common eviction notice in Ontario, and the required first step whenever a tenant owes rent. It does not evict anyone by itself: it starts the legal clock, gives the tenant a chance to pay, and is the document you must have served before you can apply to the Landlord and Tenant Board (LTB) for an eviction order.

📅 Free 15-Min Strategy Call 📞 (519) 258-3966

✓ Licensed Ontario paralegals · ✓ We serve N4s every week · ✓ Free, no-obligation quote

⏱️

Notice period

At least 14 days (19 days if you serve it by regular mail).

🔁

Can the tenant cancel it?

The tenant can cancel ("void") the N4 by paying all the rent they owe, in full, on or before the termination date. If they do, the tenancy simply continues.

💵

Compensation

None required for this notice.

This page is general information about the Ontario N4 — not legal advice. Every tenancy is different. To have your specific situation reviewed by a licensed paralegal at no cost, book a free 15-minute call.

When It Applies

When to Use the N4

The N4 is the right notice when the tenant owes rent. Typical situations:

✅

A tenant has missed rent, in full or in part, and it is now overdue.

✅

You want to start the legal process early rather than let arrears grow.

✅

You intend to file an L1 with the LTB if the tenant does not pay.

Step by Step

How the N4 Process Works

Each step matters — a mistake at any stage, especially the notice itself, can reset the whole process and cost you weeks or months.

1️⃣

Confirm the exact rent owing

Add up only rent that is actually due — not late fees or other charges, which cannot go on an N4. The rent math on the form must be exactly right or the notice can fail at the hearing.

2️⃣

Fill out and serve the N4

Complete the official N4 and serve it by a valid method. The termination date must be at least 14 days after service (19 if served by mail).

3️⃣

Give the tenant the void period

If the tenant pays everything owing before the termination date, the notice is void and the tenancy continues. You cannot apply to the LTB during this window.

4️⃣

File the L1 application

If the tenant has not paid in full by the day after the termination date, file an L1 with the LTB and pay the $186 filing fee. Do it promptly — arrears keep growing until the tenancy ends.

5️⃣

Attend the LTB hearing

Bring a clean rent ledger and proof of what is owed. A licensed paralegal can present the case and respond to any payment plan or defence the tenant raises.

Ready to act? Get your N4 prepared and served → · Next step at the LTB: L1 — Application to Evict for Non-payment and Collect Rent

Avoid These

Mistakes That Void a N4

🚫

Putting late fees, NSF charges, or damages on the N4 — only rent belongs on it.

🚫

Getting the rent total or the termination date wrong, which is the top reason N4s are thrown out.

🚫

Serving by an invalid method, or forgetting the extra days when serving by mail.

🚫

Filing the L1 before the termination date has passed, which gets the application rejected.

N4 Notice — Frequently Asked Questions

What is an N4 notice in Ontario?

An N4 is the official Landlord and Tenant Board notice a landlord serves when a tenant has not paid rent. It sets a termination date and gives the tenant a chance to pay everything owing to cancel it. It is the required first step before applying to evict for non-payment.

How many days does an N4 give the tenant?

The termination date on an N4 must be at least 14 days after the notice is served — or 19 days if it is served by regular mail. The tenant can void the notice by paying all rent owing on or before that date.

What happens after the N4 termination date passes?

If the tenant has not paid in full, you can file an L1 application with the LTB and pay the $186 fee. The Board schedules a hearing, and if it grants eviction the Sheriff enforces it — you cannot remove the tenant yourself.

Can I charge a late fee on an N4?

No. Only unpaid rent can go on an N4. Ontario landlords cannot charge late fees or penalties for late rent, and adding them to the notice can make it invalid.

What if the tenant keeps paying late every month?

A one-off N4 is for money currently owing. For a tenant who repeatedly pays late but eventually catches up, the N8 (persistent late payment) is usually the better route. Many landlords use both strategically.

Serve Your N4 Right the First Time — Free Consultation

A defective N4 is the fastest way to lose weeks. Book a free 15-minute call and a licensed paralegal who serves these notices every week will confirm the N4 fits your situation, prepare it correctly, and map your path through the LTB — with a flat-fee quote, no obligation.

📅 Book Your Free Strategy Call 📞 (519) 258-3966

Get Your N4 Reviewed — Free

Tell us what is happening with your tenant. A licensed paralegal property manager will reach out, usually same-day, confirm whether the N4 is the right notice, and give you a clear plan and flat-fee quote. 100% free, no obligation.