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To serve an eviction notice in Ontario correctly, a landlord must use the appropriate LTB notice, follow the applicable service rules, and keep proof that the notice was given properly. The correct process depends on the reason for termination. Errors in the notice or service can create delays at the Landlord and Tenant Board.

1. Identify the Reason for the Eviction Notice

Before you serve an eviction notice in Ontario, identify the reason for ending the tenancy.

The Landlord and Tenant Board lists several landlord notices, including:

• N4 for non-payment of rent
• N5 for interference, damage, or overcrowding
• N6 for certain illegal acts or income misrepresentation
• N7 for serious problems in the rental unit or residential complex
• N8 for ending a tenancy at the end of the term
• N12 for certain landlord, purchaser, or family member occupancy situations
• N13 for demolition, repairs, or conversion

The LTB’s current forms list confirms these notice types and their purposes.

Do not choose a notice based only on the tenant’s conduct. The applicable requirements depend on the circumstances.

2. Complete the Correct LTB Notice

Once you identify the applicable notice, complete it carefully.

Check the information for:

• Landlord name
• Tenant name
• Rental unit address
• Reason for termination
• Termination date
• Other information required by the form

Before you serve an eviction notice in Ontario, check the current LTB form and instructions.

Do not rely on an old copy of a form. Current forms and procedures can change.

3. Check the Required Notice Period

Different notices can have different timing requirements.

For example, the LTB states that an N4 for rent arrears must generally be served at least 14 days before the termination date shown on the notice.

Other notices have different requirements.

[VERIFY] Confirm the current notice period for the specific LTB notice before serving it. Do not assume that one notice period applies to every eviction situation.

4. Choose a Permitted Method of Service

Ontario’s Residential Tenancies Act provides several ways a landlord can give a notice or document to a tenant.

These can include:

• Handing it to the tenant
• Handing it to an apparently adult person in the rental unit
• Leaving it in the tenant’s mailbox
• Leaving it where mail is ordinarily delivered when there is no mailbox
• Sending it by mail to the tenant’s last known address
• Other methods permitted by the applicable rules

Section 191 of the Residential Tenancies Act sets out these general methods.

The LTB also explains that the method used can affect the date on which a document is considered received.

5. Serve the Eviction Notice Carefully

When you serve an eviction notice in Ontario, follow the method that applies to your specific LTB document.

Do not simply tape a notice to a door and assume that service is complete.

The LTB provides specific guidance about acceptable methods, including circumstances involving delivery to an apparently adult person in the rental unit or placing documents under a door.

If you are uncertain about the correct method, confirm the requirement before serving the notice.

6. Record How the Notice Was Served

After you serve an eviction notice in Ontario, keep a clear record of what happened.

Record details such as:

• Date of service
• Time of service
• Method used
• Location
• Person who received the notice, where applicable
• Relevant circumstances

The LTB explains that a Certificate of Service can tell the Board when, where, and how a document was served.

[CONFIRM] From practical process serving experience, landlords often focus on delivering the notice but overlook the importance of recording the service details immediately. Confirm this observation against your team’s current operating experience.

7. Complete the Required Certificate of Service

Proof of service is an important part of an LTB matter.

Where required, the person who served the document completes a Certificate of Service and files it with the LTB according to the applicable requirements. The LTB’s current Rules of Procedure explain when a Certificate of Service is required.

Do not assume that simply having a copy of the notice proves how it was served.

8. Understand What Happens After Service

Serving an eviction notice does not itself remove a tenant from the rental unit.

If the tenant does not leave or resolve the issue, the landlord may need to apply to the LTB.

The Board then considers the application and the evidence before making a decision.

A landlord should not change the locks, remove belongings, or otherwise force a tenant out outside the lawful process.

Common Mistakes When You Serve an Eviction Notice in Ontario

Landlords commonly make mistakes such as:

• Choosing the wrong LTB notice
• Using an outdated form
• Calculating the termination date incorrectly
• Using a service method that is not permitted
• Failing to keep proof of service
• Assuming service automatically means eviction
• Taking enforcement action without an LTB order

These mistakes can create additional procedural problems.

Why Use a Professional Process Server?

A professional process server can help landlords serve an eviction notice in Ontario and document the service properly.

Select Serve and File Process Server Inc. provides:

• LTB document service
• Service documentation
• Locate and skip tracing support
• Urgent service
• Court and tribunal filing support
• Document retrieval

The company has served Ontario since 2005.

A professional process server can document what occurred during service, but does not decide which LTB notice a landlord should use or provide legal advice.

Need Help to Serve an Eviction Notice in Ontario?

If you need to serve an eviction notice in Ontario, provide the completed documents, tenant information, rental address, and relevant deadline. A professional process server can then coordinate the service and document the result.

Need documents served in Ontario? Request a quote or call (647) 568-5700.

“This article provides general information about process serving and court procedure in Ontario. It is not legal advice and does not create a solicitor client relationship. Court rules and procedures change. Confirm current requirements with the relevant court or consult a licensed Ontario lawyer or paralegal before acting.”

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