Last updated: October 16, 2026. This page covers Ontario residential tenancies only. It is general information, not legal advice. Several rules changed on September 21, 2026, and the sections below reflect them.
What a landlord cannot do
The Act sets out what happens when a landlord wants a tenant out. These are the lines a landlord cannot cross, with the section of the Act that sets each one:
- Recover the unit without an order. A landlord cannot recover possession of a rental unit unless the tenant has vacated or abandoned it, or an LTB order has authorized it (section 39).
- Change the locks. A landlord cannot change the locking system while the tenant is living in the unit without giving the tenant replacement keys (section 24).
- Cut vital services. A landlord cannot withhold or deliberately interfere with water, fuel, electricity, gas or, in the heating season, heat, before an eviction order is carried out (section 21). Heat is a vital service from September 1 to June 15.
- Seize the tenant’s belongings. A landlord cannot seize a tenant’s property for unpaid rent or any other breach without legal process (section 40).
- Harass or interfere. A landlord cannot harass, obstruct, coerce, threaten or interfere with a tenant, or substantially interfere with their reasonable enjoyment of the unit (sections 22 and 23).
- Enter without following the rules. A landlord may enter only for the reasons the Act allows. Except in an emergency, with the tenant’s consent at the time of entry, or in the narrow cases in section 26, the landlord must give at least 24 hours’ written notice that states the reason, the day and a time between 8 a.m. and 8 p.m. (sections 25 to 27).
How an eviction works in Ontario
- The landlord gives notice on the right form. The reason decides the form and the minimum notice period (see the table below).
- The landlord applies to the LTB. Form L1 is for unpaid rent after an N4. Form L2 is for most other grounds. Form L3 applies when the tenant gave notice or agreed to end the tenancy and has not left. Form L4 applies when a tenant breaks a mediated settlement or an LTB order. An application is generally due within 30 days after the termination date in the notice, and an N4 is the exception.
- The LTB decides the application. The tenant can dispute it. If the tenant was given proper notice of the hearing and does not attend, the LTB can decide the application without them. The LTB can delay or refuse an eviction in some cases (section 83). L3 and L4 applications can be made without notice to the tenant, and usually do not involve a hearing. The tenant then has 10 days after the order to ask the LTB to set it aside, and a motion received in time stays the order.
- The LTB issues an order. An eviction order has the same effect as a writ of possession (section 85).
- The landlord files the order with the Court Enforcement Office. The LTB does not enforce its own orders. An order that is not filed with the sheriff within six months of taking effect expires (section 81).
After the sheriff enforces an eviction, the landlord cannot sell, keep or dispose of the tenant’s belongings until 72 hours have passed, and must make them available to the tenant at a location close to the unit between 8 a.m. and 8 p.m. (section 41).
Minimum notice periods
| Notice | Reason | Earliest termination date |
|---|---|---|
| N4 | Unpaid rent | 7 days after the notice is given, for notices given on or after September 21, 2026 (it was 14 days before). The notice is void if the tenant pays the arrears before the landlord applies |
| N5 | Damage, interference with others, or overcrowding | 20 days. The notice is void if the tenant corrects the problem within 7 days. If the problem happens again within six months, a further notice can be as short as 14 days and cannot be voided (sections 62, 64, 67 and 68) |
| N6 | Illegal act | 10 days for drug production, trafficking or possession for the purposes of trafficking, otherwise 20 days |
| N7 | Serious problems in the unit or complex | 10 days |
| N8 | End of term: persistent late payment of rent, and other grounds in section 58 | 60 days, or 28 days for a daily or weekly tenancy, on the last day of a rental period or term |
| N12 | Landlord, a family member or a purchaser needs the unit | At least 60 days, on the last day of a rental period or term. See our N12 guide for the compensation rules |
| N13 | Demolition, conversion or major repairs | At least 120 days. Compensation is owed first. See our N13 guide |
A notice must be on the Board-approved form and must give the reasons and details. A tenant who gets a landlord’s notice does not have to move out by the date on it. The landlord still has to apply to the LTB and obtain an order. The form versions for N5, N6, N8, N12, N13, L1, L2 and others were updated on September 21, 2026, and the LTB will no longer accept the previous versions as of November 30, 2026.
Can a landlord ever remove a tenant without an LTB order?
Generally only when the tenant has already left. The Act does not allow a landlord to remove a tenant who is still living in the unit under a tenancy.
- The tenant moved out or abandoned the unit. Whether a tenant abandoned the unit depends on the facts. A tenant who is not behind on rent has not abandoned it (section 2(3)). A landlord can apply to the LTB for an order terminating the tenancy for abandonment (section 79).
- The tenant gave notice or agreed to leave. If a tenant who gave notice moves out in line with it, the tenancy ends on the termination date in that notice (section 37(2)). An agreement to end the tenancy needs no notice (section 37(3)). If the tenant stays, the landlord has to apply to the LTB with an L3.
- The Act does not apply. A few arrangements are outside the Act, for example where the occupant must share a bathroom or kitchen with the owner, the owner’s spouse, child or parent, or the spouse’s child or parent, and the owner or that family member lives in the building (section 5). Even then, get advice before changing locks.
What a tenant can do if they are locked out or pushed out
- File a T2 application. A tenant can apply to the LTB about an illegal lockout, harassment, interference with vital services or illegal entry. The time limit is one year after the conduct (section 29).
- What the LTB can order. It can order the landlord to stop, pay for damaged or lost property and out-of-pocket expenses, reduce rent, pay an administrative fine of up to $50,000 (the greater of $10,000 and the Small Claims Court limit), end the tenancy, and, after an illegal lock change where the unit is still vacant, let the tenant recover possession (section 31).
- Act quickly. The LTB can order a landlord to let a locked-out tenant back in only if it is satisfied the unit is vacant (section 31(3)).
- Report it. Illegal eviction and lockout are offences if done knowingly, and complaints go to the Rental Housing Enforcement Unit. Fines were raised on July 1, 2026 to up to $100,000 for an individual and $500,000 for a corporation.
If you are a landlord
The lawful route is the only one that protects your position: serve the right notice on the current form, file the right application, attend the hearing with your evidence, and then file the order with the Court Enforcement Office. Shortcuts such as changing locks or removing belongings are unlawful and can lead to a T2 application, an LTB fine and compensation order, and prosecution. YLAW’s eviction paralegal service prepares notices and applications and represents landlords at the LTB. To talk it through, call 437-995-9529 for a free consultation.
Sources
- Residential Tenancies Act, 2006 and O. Reg. 516/06
- Tribunals Ontario: legislative changes effective September 21, 2026
- Landlord and Tenant Board: forms, filing and fees
- Ontario: rental housing offences
Evicting a Tenant in Ontario: Frequently Asked Questions
Can a landlord evict a tenant immediately in Ontario?
No. A landlord needs a notice on the right form, an LTB order and, if the tenant still does not leave, the Court Enforcement Office to enforce the order. Changing the locks or removing a tenant without an order is illegal.
How long does a landlord have to wait to evict for unpaid rent?
For notices given on or after September 21, 2026, an N4 gives the tenant at least 7 days to pay. If the rent is paid before the landlord applies, the notice is void. If it is not, the landlord can apply to the LTB with an L1, and an eviction needs an LTB order and enforcement by the Court Enforcement Office. How long that takes depends on the LTB’s schedule and the facts.
Can a landlord change the locks on a tenant?
Not while the tenant is living in the unit without giving the tenant replacement keys. Locking a tenant out is an offence, and the tenant can apply to the LTB with a T2.
Who actually carries out an eviction in Ontario?
The Court Enforcement Office, also called the sheriff. The LTB issues the order, and the landlord files it with the sheriff. The LTB does not enforce it.
What happens to my belongings if I am evicted?
After a sheriff-enforced eviction, the landlord cannot sell, keep or dispose of your belongings until 72 hours have passed and must make them available to you at a location close to the unit between 8 a.m. and 8 p.m.
What are the penalties for an illegal eviction?
On conviction, fines of up to $100,000 for an individual and $500,000 for a corporation. The LTB can also order compensation and an administrative fine of up to $50,000 on a tenant’s T2 application.
Do I have to leave by the date on the notice?
Not if the notice came from your landlord. A landlord’s notice date is the earliest the tenancy can end, and the landlord still has to apply to the LTB and obtain an order before you can be required to leave. The landlord can claim compensation for the time you stay (section 86). This does not apply if you gave the notice yourself or agreed in writing to end the tenancy.
Has anything changed recently?
Yes. On September 21, 2026 the N4 notice period became 7 days, several forms were updated, and new rules took effect for N12 and N13 notices. Fines for illegal evictions rose on July 1, 2026. Check the current rules before you act.
