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Ontario · Landlord · LTB Form

Ontario N4 — serve a compliant notice to end tenancy in under 10 minutes

The N4 is the first step before filing an L1 for non-payment of rent. One wrong date, one math error on the rent chart, and the LTB dismisses your case — sending you back to the start. BeProSe generates a compliant N4 from your facts, including the correct termination date math.

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When to use Form N4

Form N4 is the Landlord and Tenant Board's Notice to End Tenancy Early for Non-Payment of Rent. It is governed by sections 59 and 83 of the Ontario Residential Tenancies Act, 2006. You serve an N4 when the rent is not paid in full on the day it is due. You cannot use the N4 for NSF cheque fees, utilities, parking, or any amount that is not technically rent under the tenancy agreement — those go on an L9 or L10 application instead.

The N4 does not evict anyone on its own. It starts the clock. If the tenant pays in full before the termination date on the notice, the N4 is void and the tenancy continues. If they do not pay, it becomes your ticket to file an L1 application to the LTB.

Termination date math — where most landlords get it wrong

The termination date you put on the N4 depends on how rent is paid:

Service day does not count. If you hand-deliver on April 20 and the tenancy is monthly, the earliest valid termination date is May 4. If you put May 3, your N4 is technically short-serve and the LTB can dismiss the L1 at the hearing. When you mail the N4, add 5 days of deemed service on top — so a mailed N4 for a monthly tenancy needs a termination date at least 19 days after mailing.

The rent chart — the second place N4s die

Part 2 of the N4 is a table. Each row lists a rent period, the amount owed for that period, and the subtotal. The LTB compares this chart line-by-line against the ledger at the hearing. Common errors:

  1. Listing the full month when the tenant paid a partial amount. List the shortfall, not the full rent.
  2. Double-counting deposits. Last month's rent deposit is not rent owed — it is applied against the final month of the tenancy.
  3. Including non-rent charges. NSF fees, late fees not authorized by the RTA, and utility arrears all invalidate the total.
  4. Stale numbers. If rent has come due in the notice period, you can update the figure at the hearing, but the chart on the N4 itself should be accurate as of the service date.

How to serve the N4

Acceptable methods under Rule 3 of the LTB's Rules of Practice:

Fill out a Certificate of Service (LTB form) the same day. It is the document that proves service at the hearing. No certificate, no proof — even if the tenant admits receipt.

About Bill 60 and the 7-day N4 proposal

Bill 60 includes provisions that would shorten the N4 notice period for non-payment to as little as 7 days. As of April 2026 these amendments have been passed by the Legislature but are pending Cabinet proclamation and regulation. Until the proclamation date is published and the LTB updates Form N4, the current 14-day (monthly) and 7-day (weekly/daily) periods remain in force. Always verify the version on the LTB's website before serving.

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Related Ontario resources

BeProSe is a document preparation service, not a law firm. We do not provide legal advice. Always review documents with a licensed Ontario paralegal (LSO-licensed P1) or lawyer before filing at the LTB.

FAQ

How many days does the tenant have to pay after the N4 is served?

For monthly tenancies, the termination date on the N4 must be at least 14 days after the date of service. For weekly or daily tenancies, the termination date must be at least 7 days after service. If the tenant pays the full amount (including any rent that came due in the notice period) before the termination date, the N4 is void and the tenancy continues.

Is the 7-day N4 rule from Bill 60 in force?

As of April 2026, the Bill 60 amendments that would shorten the N4 notice period have been passed by the Ontario Legislature but are pending Cabinet proclamation. Until the regulation is proclaimed, the current 14-day (monthly) and 7-day (weekly/daily) rules apply. Always check the current LTB form version before serving.

What if my N4 has a math error on the rent owed?

If the amount is wrong, the LTB can dismiss your L1 application at the hearing. The N4 must list each rent period owed, the amount for each period, and the total. Over-stating by even a small amount gives the tenant a technical defence. When in doubt, under-state slightly and amend at the hearing rather than over-state.

Can I serve an N4 by email or text message?

Only if the tenant has agreed in writing to service by email, or if your Tenancy Agreement includes an email-service clause that complies with LTB Interpretation Guideline 23. Default methods are hand delivery to the tenant, leaving a copy with an adult in the rental unit, or placing it in the tenant's mailbox at the residential complex. Mail adds 5 days of deemed service.

What happens after I serve the N4?

You wait. If the tenant pays the full amount before the termination date, the N4 voids and you cannot proceed. If they do not pay, you file an L1 application at the LTB on or after the day following the termination date. The L1 filing fee is $201 as of 2026.

How many N4s can I serve in a 12-month period?

There is no cap on N4s, but a tenant who receives an N4, pays, then gets a second N4 within 6 months, then pays again — and misses rent a third time — can be evicted without a right to void the third notice. This is the "three strikes" rule under s.59 of the RTA and it is a powerful tool for landlords dealing with chronically late tenants.