When a tenant fails to pay rent on time, Ontario landlords may serve them with an N4 Notice to End a Tenancy for Non-Payment of Rent. This notice is the first legal step in the eviction process and must be completed and delivered with precision. Errors can delay or even dismiss your case at the Landlord and Tenant Board (LTB).
Step 1: Filling Out the N4 Notice
The N4 must be filled out correctly to remain valid. Landlords should pay careful attention to the following sections:
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Tenant Information
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Write the full legal names of every tenant listed on the lease.
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Include the complete rental unit address.
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Rent Owing
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State the total rent due, broken down by month(s) and amounts.
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Do not include late fees, utilities, or unrelated charges. The N4 is only for unpaid rent.
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Deadline to Pay or Move
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The notice must give tenants 14 days (for monthly leases) or 7 days (for daily/weekly leases) to pay in full or vacate the unit.
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Clearly indicate the final date by which payment must be made.
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Landlord’s Information
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Provide your name, address, and signature.
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⚠️ Tip: Even a small error—such as miscalculating rent or using the wrong tenant name—can invalidate the notice. Always double-check the details before serving it.
Step 2: Serving (Delivering) the N4 Notice
Proper service is critical. The LTB has strict rules on how notices must be delivered. Acceptable methods include:
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Handing it directly to the tenant
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Leaving it with an adult in the unit
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Sliding it under the tenant’s door or placing it in their mailbox
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Sending it by mail or courier
What you cannot do: Email, text message, or posting the notice on the tenant’s door.
After service, you must complete a Certificate of Service to prove how and when the notice was delivered. This will be required if you later file an L1 application with the LTB.
Step 3: Tenant Options After Receiving an N4
Once served, tenants have two options:
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Pay the full amount of rent owing by the deadline → The N4 becomes void and tenancy continues.
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Do not pay → The landlord may proceed to file an L1 Application to Evict a Tenant for Non-Payment of Rent.
What Happens if the N4 Is Not Delivered Properly?
If the N4 is completed or delivered incorrectly, the consequences can be serious at the LTB hearing:
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The application may be dismissed, forcing the landlord to start the process all over again.
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Tenants may challenge the notice by pointing out errors in the form or method of service.
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This can lead to delays of several weeks or months, during which additional rent arrears may accumulate.
Because the LTB only considers properly served notices, accuracy in both filling out and delivering the N4 is essential.
Final Thoughts
The N4 is a powerful legal tool, but only when it is done right. Landlords must ensure that:
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The form is filled out with correct tenant names, amounts, and dates.
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Delivery follows the LTB’s strict rules.
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Proof of service is documented and kept for the hearing.
By following these steps carefully, landlords protect their rights and minimize delays in recovering rent or regaining possession of their unit.