Ontario Eviction Notice Form: Which One Do You Need and How to Fill It Out

There Is No Single "Eviction Notice" in Ontario

Ontario doesn't have a one-size-fits-all eviction form. The Residential Tenancies Act, 2006 prescribes different notice forms for different statutory grounds, and using the wrong one gets your application dismissed at the Landlord and Tenant Board. You need to match your situation to the correct N-form before you do anything else (rules as at October 2026, including Bill 60 amendments).

Match Your Situation to the Right Form

The tenant hasn't paid rent → Form N4. Non-payment of rent is the most common ground. The N4 gives the tenant 7 days to pay the full arrears. Only lawful rent goes on the form — no utility charges, no late fees, no maintenance costs. If you include non-rent charges, the notice is invalid.

The tenant is causing problems → Form N5. Covers substantial interference with reasonable enjoyment, willful or negligent property damage, and overcrowding. The first N5 gives 20 days' notice with a 7-day cure period; a second breach within 6 months gets a 14-day notice with no cure. If the landlord lives in the same building and it has three or fewer units, N7 is also available for interference with the landlord's reasonable enjoyment.

The tenant committed an illegal act → Form N6. Specified drug-related illegal activity gets a 10-day notice. Other illegal acts and income misrepresentation in rent-geared-to-income housing get a 20-day notice with no cure period. A 14-day second N6 notice may be used in the circumstances described by the LTB instructions when the first notice was an N5 the tenant voided by correcting the problem.

The tenant is causing a serious problem → Form N7. This 10-day notice has no cure period and applies when a tenant's acts or omissions seriously impair someone's safety. It is also available for certain serious problems, including interference with a resident landlord's enjoyment in a building with three or fewer units.

The tenant pays late repeatedly → Form N8. Persistent late payment — rent paid more than 7 days past the due date at least three times in six months — triggers a 60-day notice. The termination date must fall on the last day of a rental period.

You or your family need the unit → Form N12. Personal use under Section 48. Individual landlords only (not corporations). Choose 60-day notice with one month's compensation or 120-day notice with no compensation.

A buyer needs the unit → Form N12. Purchaser use under Section 49. Requires a signed Agreement of Purchase and Sale. Always 60-day notice with compensation. The property must contain no more than three units.

Major renovation, demolition, or conversion → Form N13. Notice period is 120 days. For extensive repairs or renovations, include the required qualified-person report; permits need not all be in hand before serving but must be obtained, or reasonable steps to obtain them shown, by the L2 hearing.

You both agree to end it → Form N11. Mutual termination agreement on an agreed date.

How Filling Out the Form Works

Every N-form follows the same basic structure:

1. Rental unit address and tenant name — must match the lease
2. Statutory ground — the form itself identifies this; your job is to pick the right form
3. Termination date — calculated from the service date plus the minimum notice period, aligned to the last day of a rental period where required (N8, N12, N13)
4. Details supporting the ground — for N4, the specific rent periods and amounts owed; for N5 or N7, the dates and descriptions of the conduct; for N12, the identity of the person who will occupy the unit
5. Landlord's signature and date

Download the current version of the form from the Tribunals Ontario website every time. Using an outdated form version — even if the content is identical — is a procedural defect.

After You Serve: What Happens Next

Serving the notice is step one. You must also complete a Certificate of Service (Form LTB-COS) documenting the method, date, and time of delivery. If the tenant doesn't vacate by the termination date, file the appropriate application — L1 for arrears, L2 for everything else — within the required filing window. For L2 applications, that window is 30 days from the termination date.

The eviction order comes from the LTB, and only the Court Enforcement Office (the Sheriff) can enforce it. Changing locks or removing the tenant's belongings yourself is a provincial offence with fines up to $100,000.

Our Ending a Tenancy in Ontario guide takes you through every form, every notice period, and every filing requirement with step-by-step checklists designed to prevent the procedural errors that force landlords to start over.

See more Ontario guides →