Sheriff Eviction in Ontario: What Happens After an LTB Order
An LTB eviction order does not remove the tenant on its own. If they don’t leave by the date on the order, the Court Enforcement Office, the Sheriff, has to carry it out. Here is how that works and how long it can take.
Key points
- If the tenant doesn’t move out by the date in the eviction order, you file the order with the Court Enforcement Office (Sheriff) and pay the enforcement fee.
- Only the Sheriff can remove a tenant. You cannot change the locks or remove the tenant yourself, even with an order.
- Wait times depend on the area and can run from days to several weeks.
- After the eviction, the tenant has 72 hours to get their belongings back.
An LTB eviction order is not the end of the road. It is the start of the enforcement stage. If the tenant doesn’t move out by the date on the order, the landlord has to go through the Court Enforcement Office, known as the Sheriff, to have them removed. Here is what that process looks like.
The eviction order and the move-out date
The eviction order sets the date by which the tenant must move out and the date from which it can be enforced. If the tenant leaves by then, you get the unit back without the Sheriff. If they don’t, you can start enforcement once the order allows it.
Filing the order with the Sheriff
- Get a copy of the eviction order from the Landlord and Tenant Board.
- File it with the Court Enforcement Office for the area where the rental unit is.
- Pay the Sheriff’s enforcement fee.
- Wait for the Sheriff to schedule the eviction and confirm the date with you.
You cannot change the locks, remove belongings or cut off services while you wait, even with an eviction order. Only the Sheriff can enforce it.
Have an eviction order and a tenant who won’t leave? We handle Sheriff filings for Ontario landlords.
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Scheduling times vary by region. In busy areas like Toronto, the wait can range from a few days to several weeks. The tenant stays in the unit during this time. If the tenant asks the Board to review the order, enforcement can be put on hold until that is decided.
What happens on eviction day
A Court Enforcement Officer attends the unit on the scheduled date. They identify themselves, give the tenant a final chance to leave, and if needed, remove the occupants and give possession of the unit to the landlord. You or your representative should be there, and it is common to arrange a locksmith to change the locks once the Sheriff has given you possession.
After the Sheriff leaves
- Change the locks right away.
- Photograph the condition of the unit before cleaning or repairing anything.
- Keep the tenant’s belongings available for 72 hours so they can pick them up. See our guide on tenant belongings after eviction.
- Pursue any rent or damages owed through the order or an L10 application.
Frequently asked questions
How long after an LTB order can the Sheriff evict?
Not before the date set in the order. Once that date passes, you file the order with the Court Enforcement Office, and the eviction date depends on how busy the Sheriff is in your area.
Can a landlord change the locks after getting an eviction order?
No. Only the Sheriff can enforce an eviction order. Changing the locks or removing the tenant yourself is illegal, even with an order.
Who pays the Sheriff’s fee?
The landlord pays the enforcement fee when filing the order with the Court Enforcement Office.
What if the tenant asks for a review of the order?
A request to review can put enforcement on hold until the Board decides. Your representative can respond and ask for the hold to be lifted.
Should I be there on eviction day?
Yes. You or your representative should attend so the Sheriff can hand over possession and the locks can be changed right away.
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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