N4 Notice in Ontario: A Landlord's Guide to Unpaid Rent

What is an N4 Notice?

Form N4, Notice to End Your Tenancy Early for Non-payment of Rent, is a formal notice issued under section 59 of Ontario's Residential Tenancies Act, 2006 (RTA).

It informs the tenant of the rent owing and provides an opportunity to pay before the landlord proceeds with an eviction application.

An N4 is not an eviction order. A tenant cannot be forcibly removed merely because the termination date has passed.

Only the LTB can issue an eviction order, and only the Court Enforcement Office (Sheriff) can enforce it.

When Can a Landlord Issue an N4?

A landlord may issue an N4 when rent remains unpaid after the due date.

For example, if monthly rent is due October 1 and remains unpaid at the end of that day, the landlord may serve an N4 beginning October 2.

The tenant must still be occupying the rental unit for the N4/L1 process to apply.

Before issuing the notice, the landlord should:

• Confirm that rent is legally owing.
• Verify the amount and rental periods.
• Review all payments and credits.
• Confirm that the tenancy is governed by the Residential Tenancies Act.
• Ensure that the correct tenants are identified.

How Much Notice Is Required?

According to the LTB, N4 notices given on or after September 21, 2026 require at least seven days before the termination date under section 59(1), excluding the date the notice is given. Allow additional time for deemed service where required. See the LTB’s September 21, 2026 operational update.

Earlier notices remain subject to the former periods: 14 days for monthly or yearly tenancies and seven days for daily or weekly tenancies.

Landlords should confirm the applicable legislation and calculate the termination date carefully.

How to Complete an N4 Notice

1. Download the current N4 form from the official Landlord and Tenant Board website.
2. Identify every tenant who must be named and served.
3. Include the complete rental property address.
4. Calculate the outstanding lawful rent accurately.
5. Identify the correct rental periods and payments received.
6. Calculate the lawful termination date.
7. Sign and date the notice and retain an identical copy.

Only amounts legally characterized as rent should appear in the arrears calculation.

Late fees, penalties, separately billed utility reimbursements and other charges that are not legally rent should not be included in the N4 rent-arrears calculation.

How Must an N4 Be Served?

The Landlord and Tenant Board permits several methods of service, including:

• Personal delivery to the tenant.
• Placing the notice in the tenant's mailbox.
• Delivery through the rental unit's mail slot.
• Sliding the notice under the rental unit door.
• Regular mail or an authorized courier service.
• Email, where the tenant has agreed in writing to accept service by email.

Important: Regular email correspondence between the landlord and tenant does not, by itself, establish valid written consent to formal service by email.

Landlords should retain evidence of service, including the notice, delivery records and a completed Certificate of Service.

Improper service can result in dismissal of an otherwise valid application.

Common Mistakes That Can Invalidate an N4

1. Incorrect Rent Arrears

A notice that overstates lawful rent owing or misidentifies rental periods may be defective.

2. Incorrect Termination Date

The landlord must calculate the statutory notice period and any additional deemed-service time correctly.

3. Improper Service

A landlord who cannot establish an authorized method of service risks dismissal of the application.

4. Missing Tenant Information

All required tenants must be properly identified and served.

5. Incorrect or Outdated Form

Landlords should use the current prescribed form and complete all required information.

What Happens After the N4 Is Served?

Once the notice has been properly served, several outcomes are possible.

The Tenant Pays the Outstanding Rent

If the tenant pays the required arrears by the termination date, the notice becomes void.

The landlord cannot proceed with an eviction application based on that notice.

The Tenant Does Not Pay

If the tenant does not pay the outstanding rent, the landlord may file an L1 application with the Landlord and Tenant Board beginning the day after the termination date.

The application may request:

• Termination of the tenancy.
• Eviction of the tenant.
• Payment of outstanding rent.
• Other amounts permitted by the legislation.

The Tenant Disputes the Application

The tenant may challenge the rent calculation, service of the notice or other aspects of the landlord's claim.

The tenant may also raise applicable legal issues or request relief from eviction.

The LTB determines whether the landlord has established the legal requirements for the requested order.

The Tenant Pays After the Termination Date

Ontario legislation provides opportunities for a tenant to prevent or stop eviction by paying the required amount, subject to the applicable statutory conditions.

Depending on the stage of proceedings, the required payment may include rent arrears, additional rent and certain permitted costs.

What Evidence Should a Landlord Bring to an LTB Hearing?

A landlord should prepare an organized evidence package containing:

• Signed tenancy agreement.
• Rent ledger showing charges, payments and arrears.
• Copy of the N4 notice.
• Certificate of Service.
• Supporting delivery records.
• Bank or payment records.
• Relevant tenant correspondence.
• Updated rent-arrears calculations.
• Other documents supporting the application.

The landlord should be prepared to explain how the arrears were calculated and how the notice was served.

Frequently Asked Questions

Need Help Preparing an N4 or Attending an LTB Hearing?

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