How Long Does It Take to Evict a Tenant in Ontario?
Most Ontario evictions take a few months from notice to keys back, but the range is wide. The notice you serve, how busy the Board is and whether the tenant fights it all change the timeline. Here is each stage and where time is lost.
Key points
- An eviction has four stages: the notice period, the LTB application and hearing, the order, and Sheriff enforcement if the tenant stays.
- The notice period depends on the reason, from 7 days for unpaid rent to 120 days for major renovations.
- Waiting for a hearing is usually the longest stage, and it varies by region and by how busy the Board is.
- A mistake on the notice can restart the whole process, which is the most common reason evictions drag on.
The question every landlord asks is how long it will take to get the unit back. There is no single answer, but you can estimate it by looking at each stage of the process and the things that most often add time.
The four stages of an Ontario eviction
- Notice: you serve the correct notice and wait for its notice period to run out.
- Application and hearing: you file with the Landlord and Tenant Board and wait for a hearing date.
- Order: the Board issues an order, which gives the tenant a date to leave.
- Enforcement: if the tenant stays, the Sheriff carries out the eviction.
Notice periods by reason
| Reason | Notice | Notice period (monthly tenancy) |
|---|---|---|
| Unpaid rent | N4 | 7 days (notices served on or after Sept. 21, 2026) |
| Damage, interference, overcrowding | N5 | 20 days (first notice) |
| Persistent late payment | N8 | 60 days, ending on the last day of a rental period |
| Landlord or family moving in, or buyer | N12 | 60 days, ending on the last day of a rental period (120 days if you want to avoid paying compensation; not available for buyers) |
| Demolition, conversion or major repairs | N13 | 120 days, ending on the last day of a rental period |
An N4 for unpaid rent is void if the tenant pays everything owing before the termination date. Notice periods are shorter for weekly tenancies.
Waiting for a hearing
Once the notice period runs out and the problem hasn’t been fixed, you file your application with the LTB. The wait for a hearing date is usually the longest stage. It depends on your region and how busy the Board is when you file, and it can range from several weeks to a few months. If the tenant disputes the claim, asks for an adjournment or raises their own issues, it can take more than one hearing date.
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After the hearing, the Board issues a written order. An eviction order sets the date by which the tenant must move out. In unpaid rent cases, the order may also give the tenant a chance to pay what is owed and keep the tenancy.
Sheriff enforcement
If the tenant doesn’t leave by the date in the order, you file the order with the Court Enforcement Office (Sheriff). Scheduling can take days to several weeks depending on the area. See our full guide to Sheriff eviction.
How to avoid delays
- Use the right notice for the reason, and calculate the termination date correctly.
- Serve it by an approved method and complete the Certificate of Service.
- File your application promptly once the notice period ends.
- Bring organized evidence: lease, rent ledger, photos and records.
- Get advice before you serve. A notice with a mistake restarts the clock.
Frequently asked questions
How long does an eviction take in Ontario?
It varies by reason and region. Add the notice period, the wait for an LTB hearing, the time in the order, and Sheriff scheduling if the tenant stays. Most take a few months from notice to getting the unit back.
What is the fastest way to evict a tenant in Ontario?
Serve the correct notice without errors, file as soon as the notice period ends, and come to the hearing with organized evidence. An N11 agreement can be faster when the tenant is willing to leave.
How long does a tenant have to move out after an eviction order?
The order sets the date. If the tenant doesn’t leave by then, the landlord can file the order with the Sheriff for enforcement.
Can the tenant stop an eviction for unpaid rent?
Yes. A tenant can void an N4 by paying everything owing before the termination date, and in some cases by paying before the eviction is enforced.
Can I change the locks after the notice period ends?
No. You need an LTB order, and only the Sheriff can enforce it.
About Robert Di Lisi
Robert is a paralegal licensed by the Law Society of Ontario and co-founder of Stonegate Legal Services, a landlord-only firm. He leads client intake and speaks at landlord seminars across the GTA. Like the rest of the team, he is a landlord himself.
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