A common and costly misunderstanding is that a landlord can end a tenancy by changing the locks, cutting off services, or simply telling a tenant to leave. In Ontario, none of that is lawful. A landlord cannot evict a tenant on their own — only the Landlord and Tenant Board can order an eviction, and only on proper grounds, with proper notice, following the correct process. Self-help evictions can expose a landlord to serious penalties.
The notices come first
Before applying to the LTB, a landlord generally must serve the tenant with the correct notice for the specific ground. The most common notices include:
- N4 — Non-payment of rent: given when rent is overdue, it sets out the amount owed and gives the tenant a chance to pay and continue the tenancy.
- N12 — Landlord's, purchaser's, or family member's own use: given when the landlord, a purchaser, or a close family member genuinely intends to move into the unit. Compensation to the tenant is generally required.
- N13 — Demolition, conversion, or major repairs/renovations: given when the unit will be demolished, converted to another use, or requires extensive repairs or renovations needing vacant possession. Compensation and, in some cases, a right to move back in are generally required.
Other notices exist for other grounds (for example, persistent late payment, damage, or interference with others). Each notice has specific content and timing requirements, and errors can invalidate it.
The application to the LTB
After serving notice, if the issue is not resolved, the landlord applies to the LTB. For example, an L1 application deals with non-payment of rent, and an L2 application deals with other grounds such as those behind an N12 or N13. The tenant receives notice of the hearing and has the right to attend, respond, raise defences, and present evidence.
The hearing and the order
At the hearing, the LTB considers whether the ground is made out and whether the process was followed. It can order eviction, dismiss the application, or impose conditions. Even where a ground exists, the LTB may consider whether it would be fair to delay or refuse the eviction in the circumstances. Only after an order — and, if necessary, enforcement through the Sheriff — can a tenant be removed.
Protections against misuse
For "own use" and renovation notices in particular, the law includes safeguards — such as compensation requirements and consequences for bad-faith use — to discourage landlords from using these grounds as a pretext. These are addressed further in the article on bad-faith evictions.
General information only, not legal advice. Notices and applications have strict requirements, and the correct one depends on the ground.
This article is general information for educational purposes only and is not legal advice. For advice on your situation, book a consultation.