Ontario Eviction Order Sheriff Enforcement: How the Court Enforcement Office Works

Only the Sheriff Can Execute an Eviction

This is non-negotiable in Ontario. Even after the Landlord and Tenant Board issues an eviction order, the landlord cannot physically remove the tenant. The order must be filed with the Court Enforcement Office (commonly called the Sheriff), which is the only body authorized to carry out the eviction.

Self-help eviction — changing locks, removing belongings, shutting off heat or water — is a provincial offence under Part XVI of the Residential Tenancies Act. Penalties reach $100,000 for individual landlords and $500,000 for corporate entities. The Rental Housing Enforcement Unit (RHEU) investigates and prosecutes these cases.

Taking the Order to the Court Enforcement Office

Once the LTB issues an eviction order (typically on Form L2 or L1 proceedings), the landlord receives a written order specifying the date by which the tenant must vacate. If the tenant has not left by that date, the landlord's next step is:

1. Obtain a copy of the LTB order (the Board issues this automatically)
2. File the order with the Court Enforcement Office in the region where the rental unit is located
3. Pay the enforcement fee — this varies by office and is paid by the landlord; check the local Court Enforcement Office's current fee schedule
4. Wait for the Sheriff to schedule the eviction

The Court Enforcement Office operates under the Superior Court of Justice. Each office covers a geographic region, and you must file with the office that has jurisdiction over the property's location.

Timeline: How Long Enforcement Takes

The gap between filing with the Sheriff and the actual enforcement date depends on the office's workload. In busy urban centres like Toronto, the wait can be several weeks. In less congested areas, it may be faster.

The typical sequence:

1. Landlord files the order — Day 0
2. Sheriff reviews and schedules — varies (days to weeks)
3. Sheriff sends the tenant a notice of enforcement with the scheduled date
4. On the enforcement date, the Sheriff attends the property

The tenant is given notice of the enforcement date. If the tenant leaves before the Sheriff arrives, that resolves it. If the tenant is present, the Sheriff supervises the physical eviction.

What Happens on Enforcement Day

The Sheriff arrives at the property, usually with a locksmith and sometimes with police assistance if there is a concern about the tenant's response. The process is orderly:

• The Sheriff confirms the order and the premises
• The tenant and any occupants are required to leave
• The locks are changed (the landlord typically arranges and pays for the locksmith)
• If belongings remain, the landlord must make them available for the tenant to retrieve for 72 hours after the Sheriff enforces the order, from 8 a.m. to 8 p.m. during that period. The landlord must not sell, keep, or dispose of them during those 72 hours.

The landlord should document what was left behind.

Can the Tenant Stop the Enforcement?

A tenant can attempt several actions to delay or prevent the Sheriff's enforcement:

• Pay the amount stated in the order (for L1 arrears orders) — an arrears eviction order may be voided if the tenant pays by the deadline and follows the LTB's required process
• Request a review — either party can request a review of the LTB order. Since July 1, 2026, the review window is 15 days from the order date (reduced from 30). A review request does not automatically pause enforcement; the party must also ask the LTB for a stay.
• Seek a stay from the Divisional Court — in exceptional cases, the tenant can apply to the Divisional Court for a stay of the eviction order pending an appeal

These are the tenant's lawful options. In practice, most eviction orders proceed to enforcement when the tenant does not exercise them.

Costs for the Landlord

The landlord pays throughout the process:

• LTB filing fee: $186 (online) or $201 (paper)
• Court Enforcement Office filing fee: varies by region
• Locksmith fee: the landlord's cost for changing locks on enforcement day
• Time: from notice service through enforcement, a non-arrears eviction can take months

None of these costs are automatically refunded if the landlord prevails. The LTB can order the tenant to pay the filing fee as part of an eviction order, but collecting from a departing tenant is a separate challenge.

After Enforcement: Securing the Property

Once the Sheriff has executed the eviction:

• The locks are changed and only the landlord has keys
• The unit is legally vacant
• The landlord can begin preparing for the next step (personal occupation, renovation, re-letting — whatever the notice was for)

If the eviction was based on an N12 for the landlord's own use, the landlord or other specified occupant must normally move in within 60 days of the termination date (or within 60 days after the tenant actually vacates if the tenant leaves later) and remain for at least 12 months. Failure to meet the applicable occupancy rule can trigger the bad-faith presumption under Section 57, exposing the landlord to a T5 application and compensation orders.

For the complete enforcement sequence — from serving the initial notice through the LTB hearing to filing with the Sheriff — the Ending a Tenancy in Ontario guide walks through every step with timelines and cost estimates.

See more Ontario guides →