Understanding the N-Forms: Mutual Agreements vs. Evictions
Before issuing a notice, it is vital to distinguish between a mutual agreement to end a tenancy and a landlord-initiated eviction. A mutual agreement is often the fastest and most cost-effective way to resolve a tenancy issue.
N11: Agreement to End the Tenancy
Purpose: This form is used when both the landlord and tenant voluntarily agree to end the tenancy on a specific date. It is not an eviction. It should only be used when both parties freely decide on a termination date.
Download N11 Form | Read our N11 Strategy Guide
Eviction Notices for Tenant Default (For Cause)
These eviction notices are used when a tenant has violated the terms of their lease or the Residential Tenancies Act (RTA). In these cases, the landlord must be prepared to prove the allegations at an LTB hearing.
N4: Notice to End your Tenancy Early for Non-payment of Rent
Reason: The tenant has not paid rent. This is the most frequent reason for eviction in Ontario.
Notice Period: 14 days for monthly/yearly tenancies; 7 days for weekly tenancies.
Download N4 Form | N4 Filing Tips
N5: Notice to End your Tenancy for Interfering with Others, Damage, or Overcrowding
Reason: Behavior-based issues, including property damage or disturbing other tenants.
Notice Period: 20 days for a first offense (the tenant has 7 days to correct the issue).
Download N5 Form | Handling N5 Conduct Issues
N6: Notice to End your Tenancy for Illegal Acts
Reason: Used if a tenant commits a crime in the unit or complex.
Notice Period: 10 to 20 days depending on the severity and type of act.
Download N6 Form
N7: Notice to End your Tenancy for Causing Serious Problems
Reason: Severe issues such as an illegal act involving drugs, impaired safety, or extraordinary damage.
Notice Period: 10 days.
Download N7 Form
N8: Notice to End your Tenancy at the End of the Term
Reason: Used for persistent late payment of rent (a documented pattern, not a one-time event).
Notice Period: 60 days.
Download N8 Form | N8 Evidence Requirements
Eviction Notices for Landlord Use (No Fault)
These notices are issued when the landlord requires the unit for reasons unrelated to tenant conduct. These often require the payment of compensation to the tenant.
N12: Notice to End your Tenancy for Personal Use
Reason: The landlord, a purchaser, or an immediate family member intends to move into the unit for at least one year.
Notice Period: 60 days.
Compensation: The landlord must pay one month’s rent to the tenant by the termination date.
Download N12 Form | N12 Compliance Checklist
N13: Notice to End your Tenancy for Demolition or Conversion
Reason: The unit is being demolished, converted to non-residential use, or requires repairs so extensive that a building permit and vacancy are required.
Notice Period: 120 days.
Download N13 Form
Tenant-Issued Notices
N9: Tenant’s Notice to End the Tenancy
Purpose: The standard form used by tenants to give notice to move out.
Notice Period: 60 days for monthly tenancies; 28 days for weekly.
Download N9 Form | N9 Rules for Tenants
N15: Tenant’s Notice to End Tenancy (Domestic or Sexual Violence)
Purpose: Allows a tenant to end a tenancy with only 28 days’ notice for safety reasons.
Download N15 Form
Insider Advice: Avoiding Common N-Form Dismissals
The LTB is very strict regarding the technical details of Ontario eviction notices. To ensure your filing is successful, consider the following:
The “Clear Days” Rule: When calculating a notice period, do not count the day the notice is served or the day the termination starts. Missing the count by even one day will result in your application being dismissed.
Certificate of Service: Always complete a Certificate of Service immediately after delivering an N-form. This is your only legal proof that the tenant received the notice.
Payment of Compensation: For N12 and N13 notices, the compensation must be paid *before* the termination date. If you wait until after the date, the notice is legally void.
Frequently Asked Questions
Can I serve an eviction notice by email?
You can only serve LTB forms by email if the tenant has agreed to this method in writing, usually via the Standard Form of Lease.
What happens if a tenant ignores an N4 notice?
If the tenant does not pay and does not move out by the termination date, the landlord must file an L1 application with the LTB to schedule an eviction hearing.
How much does it cost to file an eviction in Ontario?
For 2026, most landlord applications (L1, L2) cost $186 if filed online through the Tribunals Ontario Portal.
Professional Management of Eviction Proceedings
Navigating the LTB is a complex administrative burden. At Marda Management, we ensure that all eviction notices and applications are handled with professional precision, protecting your rental income and property. We manage the filings, the service of documents, and the hearing preparations so you can focus on your investment goals.
Contact Marda Management today for expert property oversight.
