An Ontario Landlord's Guide to Unpaid Rent: the N4, the L1, and the Mistakes That Get Applications Thrown Out
Non-payment of rent is the most common application at the Landlord and Tenant Board — and the most commonly botched. A step-by-step guide for Ontario landlor...
Frequently Asked Questions
How much notice does an N4 give the tenant?
The termination date must be at least 14 days after the notice for a monthly or yearly tenancy, or 7 days for a daily or weekly tenancy. The count starts the day after you serve the notice, and if you serve by mail or courier you must add the deemed-service days on top. An N4 with the wrong termination date is void.
Can a tenant stop the eviction by paying?
Yes, at two points. If they pay the full arrears by the N4 termination date, the notice is void. Even after you file the L1, they can void the application by paying the full arrears plus any new rent that has come due plus your filing fee, at any time before the eviction order is issued. Partial payments do not void anything.
What does it cost to file an L1?
$186 if you file online through the Tribunals Ontario Portal, or $201 if you file by mail, courier, or in person. The same fee applies to the L2, L3, L9, and L10.
Why do L1 applications get dismissed?
Almost always for a defect rather than the merits: a bad N4 (wrong termination date, wrong arrears figure, non-rent charges like NSF or utility fees included), a service problem or missing Certificate of Service, filing before the N4 termination date passed, naming the wrong legal landlord or tenant, or a rent ledger that does not reconcile with the application.
Can I change the locks if the tenant will not pay or leave?
No. An eviction order is enforced only by the Sheriff. Changing locks, removing belongings, or cutting utilities is an illegal lockout — the tenant can file a T2 and you can face damages, a rent abatement, an order to let them back in, and a fine. It is the fastest way to turn a winning case into a losing one.
Can the Board refuse to evict even if the tenant owes rent?
Yes. Under RTA s. 83 the Board must consider all the circumstances and can refuse the eviction, postpone it, or order a payment plan instead. An order for the arrears without an eviction is a very common outcome, especially where the tenant has a realistic plan to catch up.
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