Ontario landlords cannot evict a tenant for any reason they want. The Residential Tenancies Act sets out a defined list of grounds, and using the wrong one — or the right one incorrectly — can result in a dismissed application and months of lost time.
Non-Payment of Rent
The most common ground for eviction is non-payment of rent. The process starts with an N4 notice and, if the tenant does not pay or vacate, continues with an L1 application to the LTB. The tenant can void the notice by paying in full before the hearing.
Personal Use by the Landlord or Purchaser
If you, a family member, or a purchaser of the property genuinely needs to move in, you can serve an N12. The person moving in must actually use the unit — bad faith N12s result in significant financial penalties under the Residential Tenancies Act.
Persistent Late Payment
If a tenant consistently pays late but never falls far enough behind for an N4, the N8 notice may apply. The N8 is for persistent late payment of rent and requires a documented history of lateness. It is rarely used correctly because most landlords do not build the paper trail required.
Damage, Interference, or Illegal Activity
The N5 covers damage to the property, interference with other tenants, and overcrowding. The N6 applies when a tenant commits an illegal act involving the rental unit. Both notices have strict service and cure period requirements.
Demolition, Renovation, or Conversion
If you need the unit for major renovations requiring a building permit — or for demolition or conversion — the N13 notice applies. Tenants have right of first refusal and are entitled to compensation. This is one of the most litigated grounds at the LTB.
What Comes Next
Using the wrong notice or serving it incorrectly restarts your timeline. Stonegate prepares and serves notices correctly for Ontario landlords. Book a free call at https://calendly.com/stonegatelegalservices/20min.
▶ Watch: On What Grounds Can a Landlord Evict a Tenant
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