LANDLORD-ONLY REPRESENTATION · ONTARIO-WIDE

N4 Notice & Non-Payment Of Rent
Evictions In Ontario

Flat-fee, paralegal-led representation for Ontario landlords — from serving the N4 notice through the L1 hearing and enforcement. We’ve handled thousands of these. We’re landlords ourselves.

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LTB & enforcement matters
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Years of experience
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LAW CHANGE — EFFECTIVE SEPTEMBER 21, 2026

Ontario’s N4 notice period is being cut in half.

Under Bill 60, the termination period for a non-payment of rent notice (N4) drops from 14 days to 7 days for monthly and yearly tenancies. If your tenant is behind on rent right now, when you serve the notice affects your timeline significantly.

The rest of this page reflects the updated rules. Read our full guide to the September 21 changes →

Why Landlords Choose Stonegate

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We’re Landlords Too

25+ years in real estate. We know what’s at stake because we’ve had tenants in arrears ourselves.

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Landlord-Only Focus

We never represent tenants. Every strategy is built around the landlord’s side of the table — nothing else.

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Flat-Fee, No Surprises

You know the cost before we file anything. No hourly billing, no surprise invoices mid-hearing.

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Direct Access To Your File

You work directly with the paralegal on your case — no call centre, no rotating associate who doesn’t know your file.

When Do You Need An N4?

You can serve an N4 when your tenant has not paid rent in full by the date it was due. This applies to:

  • ✓Any residential unit covered by the RTA — house, apartment, condo, basement, townhouse
  • ✓Month-to-month, fixed-term, or yearly tenancies where rent is late or missed entirely
  • ✓Any amount of arrears — even $1 of unpaid rent is a valid basis for an N4
  • ✓Situations where the tenant partially paid — you can still serve for the balance
  • ✓Repeat situations — if a previous N4 was voided by payment and rent fell behind again

What Happens After You Call Us

From your first call to a resolved file.

STEP 1

Serve The N4 7 Days

We prepare and serve the N4 with the correct arrears amount and termination date. Getting the math right is critical — errors void the notice.

STEP 2

Wait & Monitor

If the tenant pays in full within the notice period, the N4 is void. If not, we prepare the L1 application immediately. We watch the calendar so you don’t have to.

STEP 3

File The L1 Application

We file with the LTB the day the notice expires, updated to include all arrears accumulated since the N4 was served.

STEP 4

Order & Enforcement

Once the LTB issues a termination and payment order, we guide you through enforcement — including Sheriff’s office steps if needed.

Honest timeline note: LTB hearing wait times have been running long across Ontario. We track the current backlog by region and give you a realistic estimate — not a best-case number.

WATCH & LEARN

What's Changing With Ontario's N4 Notice in 2026

Under Bill 60, the termination period drops from 14 days to 7 days starting September 21, 2026. Here's what that means for you as a landlord.

Who Handles Your Case

Every file is handled by a licensed paralegal on our team who becomes your direct point of contact once you open a file — direct phone and email, no intake queue. As landlords ourselves, we know what a missed rent payment actually costs you.

We track the current LTB backlog by region and give you a realistic timeline estimate upfront — not a best-case estimate that sets you up for frustration.

Evidence We'll Ask You For

  • Signed lease and any addenda
  • Rent ledger showing payment history
  • Copy of the served N4 notice and proof of service
  • Records of any partial payments or bounced cheques

+ 1 more item in the full checklist →

N4 Evidence Checklist

NEW

A printable one-pager with every document we'll need before your first call — download it now, fill it out, and bring it to the conversation.

Download PDF

Questions Landlords Ask Us Most

Everything you need to know about N4 notices, L1 applications, and non-payment of rent at the LTB.

Effective September 21, 2026, Ontario’s Bill 60 cuts the N4 termination period from 14 days to 7 days for monthly and yearly tenancies. Daily and weekly tenancies were already at 7 days and are unchanged.

Count 7 clear days from the date you serve the notice. The day of service does not count. If you serve on August 1, the termination date is August 8. If the 7th day falls on a weekend or holiday, the termination date moves to the next business day.

Yes — if your tenant pays the full arrears before the termination date, the N4 is void. You would need to serve a new N4 if they fall behind again. The sooner you serve the notice, the sooner the clock starts.

A partial payment does not void the N4. If there is still a balance when the termination date passes, you can file the L1 for the remaining arrears. The L1 allows you to update the arrears amount to include rent due after the N4 was served.

No — not anymore. As of July 1, 2026, the LTB requires repayment plans to use the official LTB form. Informal agreements via email, text, or WhatsApp will not be recognized at a hearing.

The hearing officer reviews your N4 and L1, confirms the arrears, and hears any tenant defences. If you’ve served correctly and the arrears are accurate, you will typically receive an order for payment and/or termination. Stonegate attends every hearing and handles all submissions on your behalf.

LTB hearing wait times vary by region. In Toronto and some other regions, non-urgent L1 hearings have been running 4-8 months. We track current backlog data and give you a realistic estimate before we start — not a best-case number.

If the LTB issues a termination order and the tenant does not vacate, you can request enforcement through the Sheriff’s office. The Sheriff is the only person authorized to physically enforce an eviction in Ontario — landlords cannot change locks or remove belongings.

Yes — tenants can raise issues like maintenance deficiencies (T6) or interference with reasonable enjoyment (T2) as a defence at an L1 hearing. The hearing officer can reduce or offset arrears if the landlord failed in their responsibilities. This is one reason having a paralegal at the hearing matters.

Yes. We represent landlords at the LTB in every Ontario region — in person where required, or by video for remote hearings. We serve the full province, including Ottawa, Hamilton, Mississauga, Brampton, London, Kingston, Barrie, and smaller municipalities.

We work on a flat-fee basis — you know the total cost before we file anything. Fees vary based on the complexity of the file. Book a free discovery call and we will give you an exact quote within 24 hours.

Technically yes — but the N4 has strict rules about how it must be served, how the arrears must be calculated, and what dates must appear. Errors void the notice and reset the clock. Many landlords who try to serve their own N4 have to start over. We serve it correctly the first time.

The L1 allows you to claim all arrears owing up to the date of the hearing, not just what was on the N4. If additional rent has become due since you served the notice, we update the application to capture all of it.

Yes. The Residential Tenancies Act applies to virtually all residential tenancies in Ontario regardless of whether there is a written lease. Month-to-month oral tenancies are fully covered and the same N4/L1 process applies.

Book a free 20-minute discovery call through our website or call us at 416-937-2766. We’ll review your situation, confirm the correct notice to serve, and give you a flat-fee quote — usually within 24 hours of your call.

What Clients Say

“Rent had been unpaid for three months and I had no idea where to start. Stonegate handled the notice, the filing, and the hearing — I didn't have to guess at any of it.”

R
R.T.
Landlord, non-payment matter — Toronto

“I'd already tried serving the N4 myself and made a mistake on the date. Stonegate caught it, re-served correctly, and had us at the LTB within the week.”

M
M.A.
Landlord, N4 re-service — Mississauga

“He helped me answer all the questions confidently and we won our case with an eviction order earlier than expected.”

A
Anna T.
Landlord, eviction matter — Toronto

“Excellent options and advice all the way through the process. When it came time to negotiate, the experience kicked in and got results.”

J
John S.
Landlord, property sale — Ontario

“I am grateful for the help and patience that ended my years of nightmare with a difficult tenant.”

C
Chase
Landlord, non-payment matter — Ontario

Ready to Move on Your Tenant?

Book a free 20-minute call. We'll confirm the right notice to serve, explain your timeline, and give you a flat-fee quote — no pressure, no retainer required to talk.