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Ontario · LTB Form N4 · Updated for Bill 60

Form N4 in Ontario: Notice to End a Tenancy for Non-payment of Rent (2026)

Form N4 is the Landlord and Tenant Board notice an Ontario landlord gives when a tenant has not paid rent. Since September 21, 2026, the notice period is shorter: the termination date only has to be at least 7 days after you give the notice, for every type of tenancy. This guide explains the new rules, how to fill in and serve the N4, and what happens next.

Minimum notice, since September 21, 2026

7 days

For all tenancies, including monthly. Before Bill 60, monthly and yearly tenancies needed 14 days.

What changed on September 21, 2026

Ontario's Bill 60 changed the N4 timeline. The termination date on an N4 must now be at least 7 days after the notice is given, whether rent is paid by the day, week or month. Previously, monthly and yearly tenancies required at least 14 days. If you learned the N4 rules before this fall, most online guides and templates still show the old 14-day period.

When you can give an N4

Rent is late the day after it is due. From that day, you can give the tenant an N4. The notice must list the rent owing for each rental period, so the amounts should match your rent ledger exactly.

  • Only unpaid rent goes on an N4. Rent includes basic rent plus separately charged services such as parking. Damage, NSF charges, a last month's rent deposit, or utilities paid directly to a utility company cannot be included.
  • The termination date must be at least 7 days after the day the notice is given.
  • Do not count the day you give the notice. If you serve by mail or Xpresspost, add 5 days for delivery.

How the tenant can void the notice

An N4 is not an eviction. If the tenant pays the rent they owe by the termination date in the notice, the notice is void and you cannot apply to the LTB to evict them based on it. Even after an application is filed, the LTB process gives tenants opportunities to pay and keep the tenancy.

Filing with the LTB (Form L1)

If the tenant has not paid and has not moved out, you can apply to the LTB with Form L1 (application to evict a tenant for non-payment of rent and to collect rent owing) starting the day after the termination date on the N4. Bring clear records to the hearing: the lease, the N4, proof of service, and a rent ledger showing every charge and payment.

How to give an N4, step by step

  1. 1

    Confirm the arrears

    Check your rent ledger and list the unpaid rent for each rental period. Include rent only.

  2. 2

    Download the current form

    Use the current N4 from the Landlord and Tenant Board website, not an old saved copy.

  3. 3

    Set the termination date

    Pick a date at least 7 days after you give the notice, or at least 12 days if you mail it.

  4. 4

    Serve the notice

    Give it to the tenant by an approved method, such as in person, under the door, in the mailbox, or by mail, and record how and when.

  5. 5

    Track payments

    If the tenant pays the rent owing by the termination date, the N4 is void. Record every payment as it arrives.

  6. 6

    File an L1 if needed

    If the arrears remain unpaid, file Form L1 with the LTB from the day after the termination date.

Your rent ledger is your evidence

Most N4 problems come from amounts that do not match the records: a partial payment missed, or a fee included as rent. Keep a dated ledger for each tenant so the N4 and any L1 line up to the dollar.

Frequently asked questions

How many days' notice does an N4 need in 2026?

Since September 21, 2026, the termination date must be at least 7 days after the notice is given, for all tenancies. Add 5 days if you serve it by mail.

What can I include on an N4?

Only unpaid rent, which includes basic rent and separately charged services such as parking. NSF charges, damages, the last month's rent deposit, and utilities the tenant pays directly to a utility company cannot be included.

Does an N4 mean the tenant has to move out?

No. If the tenant pays the rent owing by the termination date, the notice is void. Only the LTB can order an eviction, and only the Sheriff can enforce one.

When can I file an L1 after giving an N4?

From the day after the termination date shown on the N4, if the tenant has not paid everything owing and still lives in the unit.

Is the N4 different for weekly tenancies now?

No. Since Bill 60, the minimum is 7 days for daily, weekly, monthly and yearly tenancies alike.

A clean ledger for every N4

Automanagement tracks rent due and paid for every tenant, flags arrears early, and keeps the records you need if a notice or an LTB application becomes necessary.

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General information for landlords, not legal or tax advice. Rules change; confirm the current requirements with the Landlord and Tenant Board. Last reviewed 2026-09-27. Official source