How Long Does Eviction Take in Ontario? (2026 Timeline)

Ontario's eviction process involves several mandatory steps, each with its own timeline. Here's a realistic breakdown of how long each stage takes and what you can do to move things along.

Disclaimer: Timelines are estimates and vary significantly by LTB region and caseload. This guide covers non-payment of rent evictions only. This is not legal advice.

Total Timeline at a Glance

Serve N4 Notice

Day 1

Start the clock

N4 waiting period

14 days

Tenant can still pay and void the notice

File L1 Application with LTB

Day 15+

Can file any time after Termination Date

LTB schedules hearing

4–12 weeks

Varies heavily by region

Hearing + order issued

1–2 weeks after hearing

Pay-or-vacate order typically issued same day

Enforcement (Sheriff)

1–3 weeks

If tenant still doesn't pay or leave

Estimated total: 2–4 months from first N4 to possession

Stage 1: The N4 Notice (14 Days)

The N4 Notice gives the tenant 14 days to pay all overdue rent or vacate. You can serve it the day after rent is missed. There's no mandatory waiting period.

If the tenant pays in full before the Termination Date, the notice is void. If they don't pay, you can file your L1 application starting the day after the Termination Date.

Tip: Use the correct Termination Date. If your date is even one day too short, the LTB will dismiss your application and you'll have to start over. Our N4 tool calculates this automatically.

Stage 2: Filing the L1 Application

Once the Termination Date has passed and the rent is still unpaid, you file an L1 Applicationwith the LTB. Filing can be done online via the LTB e-File portal, or in person at ServiceOntario.

The filing fee is $201 (you can claim this back in your order). You'll need your N4 Notice and Certificate of Service to complete the L1.

How long does L1 processing take? The LTB typically schedules hearings within 4–12 weeks of filing, depending on the region. Toronto and the GTA have historically had longer wait times.

Stage 3: The LTB Hearing

LTB hearings for non-payment are mostly conducted by video conference (via Zoom). You and the tenant can both attend. Prepare:

Your N4 Notice
Certificate of Service
Rent ledger showing what is owed and any payments received
Lease agreement

In most uncontested non-payment cases, the Member issues a conditional order: the tenant must pay everything owed within 11 days, or the landlord can file for enforcement.

If the tenant brings a T2 (tenant complaint) or T6 (maintenance issues), the hearing may become contested and take longer. A paralegal can help you prepare and respond.

Stage 4: Enforcement (Sheriff)

If the tenant doesn't pay or vacate after the LTB order, you can file the order with the Court Enforcement Office (Sheriff) in your region. The Sheriff will schedule an eviction date, typically within 1–3 weeks of receiving the request.

The Sheriff will attend the unit and ensure the tenant vacates. You cannotchange the locks or remove belongings yourself before the Sheriff executes the order. Doing so is illegal under the Residential Tenancies Act.

Can You Speed Up the Process?

You can't control LTB hearing wait times, but you can avoid delays that are within your control:

Serve the N4 the moment rent is overdue. Don't wait weeks hoping they'll pay.
Use the correct Termination Date. Errors require you to re-serve and restart.
Keep a rent ledger from day one. You'll need it for the hearing.
File the L1 promptly. Filing sooner gets you in the queue earlier.
Show up prepared to the hearing. Uncontested cases resolve much faster.

Start the Clock Today

FileN4.ca generates your N4 Notice, Certificate of Service, and a personalized eviction timeline showing exactly when you can file your L1, all free, in under 10 minutes.

Generate My N4

Related guides

Sources

Residential Tenancies Act, 2006 — s. 59 (notice for non-payment of rent), s. 69 (landlord applications), s. 191 (serving notices)
Landlord and Tenant Board: Forms — Official N4 notice, Certificate of Service, and L1 application with instructions
Landlord and Tenant Board — Filing, fees, hearings, and Tribunals Ontario Portal

This guide is general information about Ontario's rules for non-payment of rent, not legal advice. Last reviewed against the sources above on October 11, 2026.