When Can A Landlord Evict A Tenant In Ontario?

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Picture of By <span>Matthew Roberts</span>
By Matthew Roberts

Updated on February 14, 2025

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Picture of By <span>Matthew Roberts</span>
By Matthew Roberts

Updated February 14, 2025

Visit author page

4 minute read

Article Contents

A 2024 Statistics Canada report found that 3% of renters experienced an eviction in the past year, accounting for 1% of all Canadians. The study also noted that over half of these evictions were due to landlord-related reasons, such as the landlord needing the unit for personal use (30%) or selling the property (17%).

When can landlords serve eviction notices in Ontario, and what are the rules governing these notices? This guide covers common reasons for eviction, notice requirements, and the overall timeline in Ontario’s rental market. You’ll also learn whether renters insurance is legally required and how these rules may impact your tenancy.

Tenant Eviction In Ontario at a Glance

  • Evictions in Ontario aren’t instant. Landlords must follow proper legal steps, from serving the right notice to potentially attending a Landlord and Tenant Board (LTB) hearing if the tenant disputes it. Missing a step can delay or even invalidate the eviction.
  • Not all lease violations lead to eviction. While non-payment, damage, or illegal activity are serious, minor breaches like unauthorized guests don’t always warrant eviction. Landlords often need to issue warnings first.
  • Tenants have options if served an eviction notice. They can negotiate with the landlord, fix the issue (like paying overdue rent), or challenge the eviction at the LTB. Knowing their rights can make a big difference.

When Can A Landlord Evict A Tenant In Ontario?

There are legal eviction rules for renting a property in Ontario. A landlord can issue an eviction notice if the conditions outlined in the Residential Tenancies Act (RTA) are met. Some common reasons include:

Non-payment of rent

Paying rent on time is important, as unpaid rent is a common reason for eviction. If not resolved within the notice period, the landlord may apply to the Landlord and Tenant Board (LTB) for an eviction order.

Frequent late payment of rent

Repeated late rent payments, even if eventually paid, can lead to eviction. Landlords must document the pattern of late payments and issue the proper notice before taking further action.

Illegal activity in the rental unit

Illegal activities, such as drug production or violent behaviour on the property, may result in eviction. In such cases, the landlord must provide clear evidence of the unlawful conduct before taking further action.

Property damage or excessive disturbance

If a tenant or tenants’ guests cause significant damage to the property or repeatedly disrupt neighbours, the landlord may have grounds to issue an eviction notice.

Landlord’s personal use of the property

A landlord may evict a tenant if they or a close family member need the unit for personal use. The landlord must provide legal requirements and proper notice to ensure a fair process for both parties.

Major renovations or demolitions

A landlord may end the tenancy if a building is set to undergo major renovations or demolition. Under these circumstances, the landlord must provide the proper notice and, in some situations, offer compensation to the tenant.

When Can a Landlord Evict a Tenant in Ontario

Can You Be Evicted For Not Having Renters Insurance In Ontario?

In most cases, not having renters insurance is not a standalone legal reason for eviction in Ontario. The law does not require tenants to carry renters insurance. However, if your lease agreement states you must maintain insurance and you fail to do so, the landlord may attempt to argue a breach of contract.

Most eviction applications in Ontario come down to one main issue – unpaid rent, making up about 60% of cases. Other reasons, like property damage, illegal activity, or a landlord needing the unit for personal use, happen less often but can still lead to eviction.

Rules For Eviction Notice In Ontario

Landlords in Ontario must follow strict legal procedures and use the correct forms when issuing an eviction notice. These regulations protect tenants’ rights, ensuring they have an opportunity to address the issue or challenge the notice if they believe it is unfair. Key considerations include:

Proper form and content:

The eviction notice must clearly state the reason for eviction, the end date of the tenancy, and any actions the tenant can take to resolve the issue, if applicable.

Mandatory waiting periods:

Each type of eviction notice includes a specific waiting period. For example, tenants typically have 14 days to pay overdue rent after receiving a notice for non-payment.

Application to the LTB:

If the tenant does not comply within the notice period, the landlord must apply to the LTB for a hearing. Only the LTB can issue an eviction order, which the Sheriff’s office can enforce – landlords cannot remove tenants themselves.

Types Of Eviction Notices In Ontario

Eviction notices are often referred to in the form of numbers, such as N4, N5, N7, N12 or N13. Here’s a snapshot of the most common types according to the majority of situations in Ontario:

This type of eviction notice is used when tenants haven’t paid rent on time. An N4 provides a remedy period (commonly 14 days) within which the tenant can pay up.

Tenants who damage the property or disturb others are given an N5. The notice states that the tenant can correct the issue (e.g., pay for repairs, or stop the disturbance) within a specified period.

This notice applies in cases of severe tenant misconduct, such as repeated property damage or violent behaviour.

N12 would be served when a landlord or family member intends to move into the property. The landlord is obligated to give an amount of compensation and good faith.

Major renovations or demolitions that require vacant possession are the primary reason for the landlord to serve this notice. When applicable, tenants might be entitled to a notice period and compensation (especially for renovations).

How Quickly Can A Landlord Evict A Tenant In Ontario?

Evictions are not immediate. The quickest eviction process typically occurs due to non-payment of rent, which begins with a 14-day notice period using the N4 form. 

However, even if the tenant does not pay or vacate within that time, the landlord cannot evict them immediately. Instead, they must apply to the LTB, wait for a decision, and, if an eviction order is granted, have it enforced by the Sheriff’s office.

Key Advice From MyChoice

  • Whether you’re a landlord or a renter, it’s important to understand your rights and responsibilities under the Residential Tenancies Act. Keeping open lines of communication can help prevent conflicts from escalating while ensuring everyone stays informed about their legal obligations.
  • Both landlords and tenants should keep records of rent payments, written notices, and any important communication – it’s a simple step that can help prevent misunderstandings down the line.
  • If you’re a renter, you should consider renters insurance even if your landlord doesn’t require you to have coverage. Renters insurance can protect you from financial losses due to perils like fire and theft, or liability claims.

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