On What Grounds Can a Landlord Legally Evict a Tenant in Ontario?
Ontario landlords can only end a tenancy for reasons the Residential Tenancies Act allows. Each reason has its own notice, notice period and application. Use the wrong one, or the right one incorrectly, and the application is dismissed. Here are the main grounds, updated for the September 2026 changes.
Key points
- Every eviction needs a legal ground, the right notice and, if the tenant stays, an LTB order.
- “For cause” grounds include unpaid rent, late payment, damage, interference and illegal acts.
- “No fault” grounds include own use, a sale, demolition and major renovations, and usually require compensation.
- Only the Sheriff can remove a tenant, and only with an LTB order.
A tenant in Ontario has security of tenancy. They can stay until they choose to leave, you both agree to end the tenancy, or you give a valid notice for a reason allowed by law and the LTB orders an eviction.
The main grounds at a glance
| Reason | Notice | Minimum notice |
|---|---|---|
| Unpaid rent | N4 | 7 days (served on or after Sept. 21, 2026) |
| Damage, interference, overcrowding | N5 | 20 days (first notice) |
| Illegal act (not drug-related) | N6 | 20 days (first notice) |
| Illegal drug production or trafficking | N6 | 10 days |
| Wilful damage, impaired safety | N7 | 10 days |
| Persistent late payment | N8 | 60 days, end of a period or term |
| Own or family use, or a buyer’s use | N12 | 60 days, end of a period or term |
| Demolition, conversion, major renovation | N13 | 120 days, end of a period or term |
For-cause grounds
These are based on something the tenant, a guest or another occupant did or didn’t do. Unpaid rent starts with an N4. Since September 21, 2026, rent received more than 7 days late at least 3 times in 6 months counts as persistent late payment for an N8. Damage, interfering with others and overcrowding use the N5. More serious conduct, like wilful damage or seriously impairing someone’s safety, uses the N7. In a building of three units or fewer where you also live, substantial interference with your own enjoyment can support an N7.
Not sure which ground fits your situation? Book a free 20-minute call.
Book a free 20-minute call →No-fault grounds
These aren’t about the tenant’s conduct. They include an N12 when you, your spouse, your or your spouse’s child or parent, or a caregiver will move in, or a buyer’s family in a complex of three units or fewer or a condo unit. They also include an N13 for demolition, conversion or major renovation. Most require compensation. Since September 21, 2026, an own-use N12 with at least 120 days’ notice doesn’t. See why N12s need legal guidance.
Notices a tenant can void
- N4: by paying all rent owing, including new rent that comes due.
- First N5: by stopping the conduct, fixing or paying for damage, or reducing the number of occupants within 7 days.
- N7, N8, N12 and N13 can’t be voided.
Applying to the LTB
If the tenant doesn’t leave, you apply to the LTB: an L1 for unpaid rent, and an L2 for most other grounds. Most applications must be filed within 30 days after the termination date, though there is no deadline for an L1. The Board holds a hearing, and only the Sheriff can enforce an eviction order. See how long eviction takes.
Frequently asked questions
Can I evict a tenant for no reason in Ontario?
No. You need a reason allowed by the Residential Tenancies Act and the correct notice.
What is the N4 notice period now?
For N4s served on or after September 21, 2026, at least 7 days.
Which notices can a tenant void?
The N4 by paying, and a first N5 by correcting the problem within 7 days. The N7, N8, N12 and N13 can’t be voided.
When must I file my application?
Most must be filed within 30 days after the termination date. There is no deadline for an L1 for unpaid rent.
Can I change the locks after a notice expires?
No. Only the Sheriff can enforce an eviction, and only with an LTB order.
About Bita Di Lisi
Bita is the lead paralegal at Stonegate Legal Services and is licensed by the Law Society of Ontario. She represents Ontario landlords at the Landlord and Tenant Board and teaches landlords and investors about notices, LTB timelines and the mistakes that cost months.
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