# Residential Tenancies Act Eviction Procedures

> Use when serving or analyzing N4/N5/N6/N7/N8/N12/N13 notices under Ontario RTA, computing s.74 termination dates and tenant void rights, advising on for-cause or no-fault eviction strategy, or evaluating s.57 bad-faith remedies for pretextual N12/N13 evictions.

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- Updated: 2026-09-17
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## Non-Payment of Rent Evictions (s.59, N4/L1)

Most common residential eviction - tenant fails to pay rent.

### N4 Notice Requirements

**Form**: Must use prescribed Form N4 (current version - LTB updates forms)

**14-day termination period** (s.59):
- Notice terminates tenancy 14 days after service (not 14 days after non-payment)
- **Example**: N4 served June 1 → termination date June 15 (14 days later)

**Arrears calculation**:
- **Rent only**: Cannot include utilities, late fees, NSF fees (non-rent charges not grounds for N4)
- **Example**: $1,500/month rent + $100 utilities = arrears limited to $1,500 (utilities not included in N4)

**Prescribed form** (must use current version):
- Old/outdated N4 forms invalid (LTB rejects application)
- Missing information (amount owing, termination date) = defective notice

**Service requirements**:
- **Hand delivery**: Personal service to tenant (give to tenant directly)
- **Mail**: Registered mail or courier to rental unit
- **Post in door**: If cannot hand-deliver, slide under door or affix to door

### Arrears Calculation (Rent Only, Not Additional Charges)

**Rent**: Monthly or weekly rent specified in lease

**Included in arrears**: Base rent only

**Excluded from arrears** (cannot use N4 for these):
- Utilities (hydro, gas, water) - even if lease requires tenant pay
- Late payment charges
- NSF fees
- Damage charges
- **Use separate remedy**: Small claims court for non-rent charges

**Example**:
- **Monthly rent**: $2,000
- **Utilities owing**: $300
- **Late fee**: $50
- **N4 arrears**: **$2,000 only** (utilities and late fee excluded)

### Tenant's Right to Void (s.74)

**s.74**: Tenant may void N4 by paying full arrears + new rent **before eviction order issued**

**Void calculation**:
- **Arrears**: Amount owing on N4
- **Plus**: Any rent that came due since N4 served
- **Timing**: Before LTB issues eviction order

**Example**:
- **N4 served**: June 1, arrears $3,000 (May + June rent)
- **LTB hearing**: August 15
- **Tenant pays**: July 31, pays $5,000 ($3,000 arrears + $2,000 July rent)
- **Result**: N4 **voided** - tenancy continues, LTB application dismissed

**Complete void**: Tenant must pay full amount (partial payment does not void)

**After eviction order**: Tenant cannot void (too late) - must vacate

### LTB Hearing (L1 Application)

**Application timing**: After N4 termination date passes (cannot apply before June 15 in example above)

**Evidence required**:
- **Rent ledger**: Showing all payments, arrears
- **N4**: Copy of notice served
- **Proof of service**: Affidavit or certificate of service

**Relief from eviction** (s.83 discretion):
- Even if arrears proven, LTB may refuse eviction or delay eviction
- **Factors**: Tenant circumstances, payment plan proposal, prejudice to landlord

**Eviction order timeline**: Minimum 11 days from order issuance (gives tenant time to vacate or pay)

## For-Cause Evictions (s.61-64, N5-N8/L2)

Evictions based on tenant misconduct or lease violations.

### N5 (Damage/Interference) - s.64

**Grounds**: Damage to property, interference with other tenants/landlord, illegal act on premises

**Notice period**: **20 days** termination + **7-day void period**

**Void right**: Tenant can void within 7 days by stopping behavior or repairing damage

**Example**:
- **N5 served**: June 1, alleges tenant causing excessive noise
- **Termination date**: June 21 (20 days)
- **Void period**: June 1-8 (7 days)
- **Tenant action**: Stops noise within 7 days → N5 **voided**
- **If continues**: N5 proceeds, landlord can apply to LTB

**Second N5** (no void right if same issue within 6 months):
- First N5 for noise (May 1), tenant voids
- Second N5 for noise (August 1, within 6 months)
- **No void right**: Tenant cannot void second N5 (already had chance)

### N6 (Illegal Act) - s.61

**Grounds**: Illegal act or business on premises

**Notice period**: **10 days**, **no void right**

**Examples**:
- Drug dealing from unit
- Illegal firearms
- Operating unlicensed business (prostitution, unlicensed daycare)

**No void**: Tenant cannot cure illegal act (eviction proceeds unless tenant disputes at hearing)

### N7 (Impaired Safety) - s.66

**Grounds**: Act that seriously impairs safety of landlord/others

**Notice period**: **10 days**, **no void right**

**Examples**:
- Threatening violence
- Starting fires
- Disabling smoke alarms

**Serious impairment**: Must be serious, not minor (shouting match ≠ serious impairment, assault = serious)

### N8 (Persistent Late Rent) - s.58

**Grounds**: Persistent late payment of rent (even if always pays eventually)

**Notice period**: **60 days**, **no void right**

**Persistent**: Pattern of lateness (e.g., late every month for 6 months)

**Example**:
- Tenant pays rent 5-10 days late every month for past year
- Always pays full amount (no arrears), but consistently late
- **N8 grounds met**: Persistent lateness (even though pays)

**No void**: Tenant cannot cure past late payments (pattern established)

## No-Fault Evictions (s.48-50, N12/N13)

Evictions not based on tenant fault - landlord's need to recover possession.

### N12 (Landlord's Own Use) - s.48

**Grounds**: Landlord or landlord's family requires unit for own occupation

**Notice period**: **60 days**

**Compensation**: **1 month rent** paid to tenant (or rent-free final month)

**Good faith requirement**: Landlord must genuinely intend to occupy (not pretext to evict)

**Example**:
- Landlord's daughter graduating university, needs place to live
- Landlord serves N12 on tenant (landlord's daughter will occupy)
- **60 days notice**: June 1 notice → August 1 termination
- **Compensation**: $2,000 (1 month rent) paid to tenant before termination

**Tenant's right of first refusal** (s.53):
- If landlord does not occupy within reasonable time (72 months), tenant has right to return
- **Example**: Landlord evicts tenant claiming own use, but does not move in (rents to someone else 2 months later)
  - **Tenant remedy**: Right to return to unit at old rent

**Penalties for bad faith** (s.57):
- If LTB finds landlord acted in bad faith (pretextual N12), tenant entitled to:
  - **Moving costs** + **Rent differential** (if new rent higher) + **Damages up to $35,000**
- **Example**: Landlord claims own use, evicts tenant, re-rents unit at 30% higher rent 1 month later
  - **Bad faith**: LTB awards tenant $28,000 ($3,000 moving + $15,000 rent differential for 2 years + $10,000 damages)

### N13 (Demolition/Renovation) - s.50

**Grounds**: Landlord requires vacant possession for:
- Demolition
- Conversion to non-residential
- Major renovation requiring building permit and vacant unit

**Notice period**: **120 days** (longer than N12 - gives tenant more time)

**Permits required**: Landlord must have obtained necessary permits (building permit for renovation, demolition permit)

**Right to return** (s.52): Tenant has right to return to unit after renovation at **old rent + guideline increase**

**Example**:
- Landlord serves N13 for major renovation (gut renovation, requires building permit)
- **120 days notice**: March 1 → July 1 termination
- **Permits**: Building permit obtained February 15 (before N13 served - required)
- **Renovation**: Completed December 1 (5 months)
- **Tenant's right**: Return to unit January 1 at old rent ($1,500/month + 2.5% guideline = $1,537.50/month)
- **If landlord refuses**: Tenant can claim damages, file T5 application

**"Renoviction" protections**:
- Landlord cannot use N13 for minor renovations (painting, cosmetic upgrades)
- Must be substantial renovation requiring permit and vacant unit
- **Abuse**: Landlord falsely claims major renovation to evict rent-controlled tenant, re-rents at market rent
  - **Penalty**: Tenant entitled to damages, right to return, LTB fines