The Ontario LTB, start to finish.
A plain-English guide to every stage — from the notice in your hand to the order on the adjudicator's screen. Both sides: tenant and landlord.
The most important thing to know.
A notice is not an eviction. There are 5–10 legal steps between the piece of paper in your hand and anyone actually having to leave. Most notices have void periods — meaning if you act in time, the notice simply disappears. Even after a hearing, tenants routinely receive conditional “pay-and-stay” orders. Landlords: the process is slower than the internet says, and there are procedures that can void your application if you get them wrong.
What the paper in your hand actually means.
The most common notice. If you pay the full amount owed within 14 days, the notice is void and the landlord cannot file. After 14 days, they file an L1.
If it's your first N5, you can void it by stopping the behaviour and repairing any damage within 20 days. A second N5 within 6 months is not voidable.
Landlords use this after a pattern of late payments — even when the rent was eventually paid. No cure period; the adjudicator weighs the full payment history.
Requires 60 days notice minimum and the landlord must pay one month's rent compensation before the termination date. The LTB scrutinizes these heavily for bad faith.
Longer notice period required. Tenants may have a right of first refusal to return after the work is complete. Relocation assistance may also apply.
Two sides. Same process.
The LTB process looks the same from both sides of the table — but the strategy, deadlines, and risks are completely different.
The clock starts the day entered on the form. For an N4, you have 14 calendar days. If you don't check your mail daily or look at that envelope your Landlord slid under your door, that's not their issue. It's yours. Missing this deadline is the single costliest mistake.
For an N4: paying the full arrears voids the notice entirely. For an N5: stopping the behaviour and fixing damage within 20 days voids it. For N12/N13: a T2 application may be available if the notice is in bad faith.
If the landlord files (typically an L1 for non-payment or L2 for other grounds), the LTB sends both parties a Notice of Hearing. This gives you the date, time, and format of your hearing.
Gather receipts, bank records, photos, text messages, and any written communication with your landlord. Both sides must share evidence in advance — usually 7 days before the hearing.
Most LTB hearings begin with a brief mediation session. A neutral mediator helps both sides reach a settlement — often a payment plan or 'conditional order.' Reaching an agreement here saves hours of hearing time.
If mediation doesn't resolve things, the matter proceeds to the adjudicator. Each side presents evidence and makes submissions. You can represent yourself, but the landlord often has a paralegal.
Orders typically come within a few days to a few weeks. Common outcomes: eviction order (standard), conditional order (you can stay if you pay by a set date), or dismissed (landlord's application rejected).
The form must match the specific ground for termination. Serving the wrong form — or failing to serve it properly — voids the entire application. Rules differ by form type.
For N4: 14 days. For N5: 20 days. If the tenant voids the notice (by paying or correcting behaviour), you cannot file. If not voided, you may proceed.
File online through the LTB's e-File portal. L1 (non-payment of rent) and L2 (termination for other grounds) each have a $201 filing fee. Filing must be done while the N-form is still within its validity window.
After filing, you must serve the tenant with a copy of the application and the Notice of Hearing. The LTB specifies acceptable methods of service — keep proof.
Collect your rental agreement, payment history, notices served, and any documentation relevant to the ground. Both sides exchange evidence ahead of the hearing date.
Most LTB hearings are now conducted by video (Microsoft Teams). Arrive early, have your evidence accessible on-screen, and be prepared for mediation before the formal hearing begins.
A standard eviction order is not self-executing. If the tenant does not leave by the termination date, you must file the order with the Court Enforcement Office and request the Sheriff's assistance.
What actually happens on the day.
Nearly every LTB hearing starts with a brief mediation session run by a dispute resolution officer (DRO). Both sides meet informally. Most non-payment matters settle here with a payment plan — no adjudicator required. If mediation fails, the matter proceeds to a formal hearing, usually the same day.
Since 2021, the LTB conducts the vast majority of hearings via Microsoft Teams. You need a reliable internet connection, a quiet space, and your evidence accessible on-screen. We can join from our office so you don't have to deal with the technology alone.
The adjudicator weighs documentary evidence: rent receipts, e-transfers, text messages, maintenance requests, lease agreements. Both parties must disclose their evidence package in advance (typically 7 days before the hearing). Showing up with documents the other side has never seen is not allowed.
Standard order: a set termination date, usually 11 days out. The tenant must leave by that date or the landlord can file with the Sheriff. Conditional order: the tenant may stay if they pay a specified amount by a set date — common in first-time N4 matters. Dismissed: the application is rejected; the tenant stays and may be awarded costs.
- Rent receipts or e-transfer records for the full tenancy
- Signed lease or tenancy agreement
- All written communication with the other side (texts, emails, letters)
- Photos or repair requests if maintenance is in dispute
- Proof of notice service (landlords) or proof of payment attempts (tenants)
- The notice itself and any previous LTB orders
- A quiet, stable internet connection for the video hearing
N4 to eviction order: how long does it actually take?
For a contested L1 matter in Simcoe County. Uncontested matters resolve faster; complex defended hearings often take longer.
| Stage | When | Notes |
|---|---|---|
| N4 served to tenant | Day 0 | Void period begins |
| Void period expires (N4) | Day 14 | Landlord may file L1 |
| L1 filed at LTB | Day 15+ | $201 filing fee; e-File portal |
| Notice of Hearing issued | 1–3 weeks after filing | Both parties notified |
| Hearing date | 4–10 weeks after filing | Varies by region and backlog |
| Order issued | Days to weeks post-hearing | Standard, conditional, or dismissed |
| Termination date in order | Typically 11+ days after order | Earliest possible move-out |
| Sheriff enforcement (if needed) | 1–3 weeks after eviction filed | Court Enforcement Office |
Still not sure where you stand?
Bring the notice, the application, or just the story. We'll tell you exactly what stage you're at, what your realistic options are, and what it would cost to have us handle it. No charge for the call.