What Is an N4 Notice? A Landlord’s Guide
When a tenant falls behind on rent, the N4 is the first formal step. It doesn’t evict anyone on its own, and small errors can get it thrown out. Here is what the N4 does, how to fill it in, and how to serve it properly.
Key points
- The N4 is the Notice to End your Tenancy Early for Non-payment of Rent.
- For notices served on or after September 21, 2026, the termination date must be at least 7 days after service. It used to be 14.
- If the tenant pays everything owing before the termination date, the notice is void.
- If they don’t pay or move out, you file an L1 application with the LTB.
An N4 is the form an Ontario landlord uses to start the process when a tenant hasn’t paid rent. It tells the tenant how much is owed and the date the tenancy will end if they don’t pay. It is the first step, not the eviction itself.
What the N4 does
The N4 gives the tenant formal notice of the arrears and a deadline. It does not remove the tenant. Only an order from the Landlord and Tenant Board, enforced by the Sheriff, can do that. The tenant has two choices: pay the full amount owing before the termination date, or move out. If they do neither, the landlord can apply to the LTB.
The termination date
| When the N4 is served | Minimum notice |
|---|---|
| On or after September 21, 2026 | At least 7 days after the notice is served |
| Before September 21, 2026 (monthly tenancy) | At least 14 days after the notice is served |
Count the days carefully and add extra time if you serve by mail. A termination date that is too early is one of the most common reasons an N4 fails.
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Book a free 20-minute call →Filling it in correctly
- Use the current LTB form. The N4 was updated on September 21, 2026, and older versions won’t be accepted after November 30, 2026.
- Name every tenant on the lease and give the full unit address.
- List rent owing by rental period, with the correct dates.
- Include rent only. NSF charges, late fees, utilities and damages don’t belong on an N4.
- Sign and date the notice.
How to serve it
You can hand the N4 to the tenant, give it to an adult in the unit, put it in the mail slot or mailbox, send it by mail or courier, or email it if the tenant agreed in writing to receive notices by email. Keep a record of how and when you served it. You will need a Certificate of Service when you file. See how to serve a notice properly.
What happens next
- If the tenant pays in full before the termination date, the N4 is void and the tenancy continues.
- If not, file an L1 application to evict and collect the arrears.
- The LTB schedules a hearing. For applications filed on or after September 21, 2026, a tenant who wants to raise other issues, such as maintenance, must first pay you half the arrears claimed at least 7 days before the hearing.
- If the Board grants an eviction order and the tenant still doesn’t leave, the Sheriff enforces it.
Common mistakes
- Adding NSF or late fees to the amount owing.
- A termination date that is too early.
- Wrong rental periods or amounts.
- Service that can’t be proven.
- Missing a tenant’s name.
Any of these can get your application dismissed, which means starting over with a new notice.
Frequently asked questions
Does an N4 evict the tenant?
No. It gives notice. Only an LTB order, enforced by the Sheriff, can remove a tenant.
How long does a tenant have to pay after an N4?
For notices served on or after September 21, 2026, the termination date must be at least 7 days after service. Paying everything owing before that date voids the notice.
Can I include late fees on the N4?
No. The N4 is for unpaid rent only. NSF charges and late fees are claimed separately.
Can I email the N4?
Only if the tenant agreed in writing to receive notices by email.
What if the tenant doesn’t pay?
After the termination date, you can file an L1 application with the LTB.
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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